City of Vernon general plan

November 2007
City of Vernon General Plan
CITY OF VERNON
GENERAL PLAN
Adopted December 3, 2007
Acknowledgements
The following individuals contributed to preparation of the Vernon General Plan:
City Council
Leonis C. Malburg, Mayor
Hilario " Larry" Gonzales, Mayor ProTempore
William " Bill" Davis, Council Member
Thomas A. Ybarra, Council Member
Michael McCormick, Council Member
City Staff
Kevin Wilson, Director of Community Services & Water
Sergio A. Canales, Planning Assistant
Consultants to the City
Hogle- Ireland, Inc.
Austin Foust Associates, Inc.
Wieland Associates, Inc.
Vernon General Plan
Table of Contents
Table of Contents - i
TABLE OF CONTENTS
Page
INTRODUCTION
Vernon – Founding of the City and Establishing It’s Mission ................................... 1
Vision for the Future ........................................................................................................ 4
Purpose and Scope of the Plan ....................................................................................... 5
Public Involvement in Developing the General Plan .................................................. 6
Relationship of Vernon General Plan to State Requirements for Plans .................... 6
Related Plans and Programs ........................................................................................... 7
LAND USE
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose of this Element ...................................................................................... 1
1.2 Focus ...................................................................................................................... 2
2.0 Land Use Plan................................................................................................................... 3
2.1 Land Use Terms and Concepts .......................................................................... 3
2.2 Land Use Designations and Land Use Policy Map ....................................... 4
2.3 Implications of Land Use Policy ........................................................................ 7
2.4 Relationship of Land Use Policy to the Zoning Ordinance ........................... 8
3.0 Goals and Policies ........................................................................................................... 9
CIRCULATION AND INFRASTRUCTURE ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 2
2.0 Circulation Plan ............................................................................................................... 2
2.1 Regional Circulation ........................................................................................... 2
2.2 Vernon’s Street System ....................................................................................... 4
2.3 Off- Street Parking and Loading Facilities ...................................................... 13
2.4 Other Transportation Modes ........................................................................... 14
3.0 Meeting Infrastructure Needs ..................................................................................... 15
3.1 Water and Wastewater ..................................................................................... 15
3.2 Storm Drainage .................................................................................................. 17
3.3 Electrical Generation and Distribution ........................................................... 18
3.4 Communications and Information Technology ............................................ 18
3.5 Gas System ......................................................................................................... 19
Vernon General Plan
Table of Contents
Table of Contents - ii
Page
4.0 Goals and Policies ......................................................................................................... 19
HOUSING ELEMENT
1.0 Introduction ...................................................................................................................... 1
1.1 State Requirement ............................................................................................... 3
1.2 Relation to Other General Plan Elements ........................................................ 4
1.3 Sources of Information ....................................................................................... 4
1.4 Public Participation ............................................................................................. 5
2.0 Housing Plan .................................................................................................................... 6
2.1 Summary of Housing Needs ............................................................................. 6
2.2 Constraints on Housing Development ........................................................... 13
2.3 Housing Opportunities ..................................................................................... 25
3.0 Goals, Policies, and Programs ..................................................................................... 32
3.1 Goals and Policies .............................................................................................. 33
3.2 Programs ............................................................................................................. 34
3.3 Redevelopment Agency Housing Requirements .......................................... 35
SAFETY ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 1
2.0 Identifying and Guarding Against Hazards .............................................................. 2
2.1 Natural Hazards .................................................................................................. 4
2.2 Human- caused Hazards ..................................................................................... 8
3.0 Goals and Policies ......................................................................................................... 10
RESOURCES ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 2
2.0 Identifying and Protecting Local Resources .............................................................. 2
2.1 Water Quality and Supply ................................................................................. 2
2.2 Air Quality ............................................................................................................ 4
2.3 Global Warming .................................................................................................. 5
2.4 Energy Supplies ................................................................................................... 6
2.5 Open Space ........................................................................................................... 7
Vernon General Plan
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Table of Contents - iii
Page
2.6 Cultural Resources .............................................................................................. 7
3.0 Goals and Policies ........................................................................................................... 8
NOISE ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 1
2.0 About Noise ...................................................................................................................... 2
2.1 Noise Metrics ....................................................................................................... 2
2.2 Noise and Health Effects .................................................................................... 5
2.3 Community Noise Standards ............................................................................ 5
3.0 Noise Environment in 2007 ............................................................................................ 7
3.1 2007 CNEL Contours .......................................................................................... 8
3.2 Transportation Noise Sources ............................................................................ 8
3.3 Industrial Noise Sources ................................................................................... 11
4.0 Future Noise Environment .......................................................................................... 12
5.0 Goals and Policies ......................................................................................................... 12
Appendix A: Implementation Plan
Vernon General Plan
Table of Contents
Table of Contents - iv
List of Tables
Table I- 1 Relationship of Vernon General Plan to Mandated State Elements ............. 7
Table LU- 1: Building Square Footage and Employment Projections ................................ 8
Table LU- 2: Relationship of Land Use Categories and Zoning Districts .......................... 9
Table CI- 1: Level of Service Descriptions ........................................................................... 10
Table H- 1: City of Vernon – Projected Population
and Household Growth 2000- 2030................................................................. 6
Table H- 2: Housing Characteristics 2005 ............................................................................. 7
Table H- 3: Units in Structure/ Housing Tenure 2005 ........................................................ 8
Table H- 4: Los Angeles County Income and Rent Limits
for Assisted Housing 2005 ............................................................................... 9
Table H- 5: Characteristics of Vacant and Underutilized Sites
in Commercial/ Industrial Zones ................................................................. 27
Table H- 6: Locational Characteristics of Vacant and Underutilized Sites
in Commerical/ Industrial Zones, November 2005 ................................... 28
Table H- 7: Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/ Industrial Zone, October 2005 .......... 31
List of Figures
Figure LU- 1: Floor Area Ratio ................................................................................................... 3
Figure LU- 2: Land Use Policy Map .......................................................................................... 5
Figure CI- 1: Street Cross Sections ........................................................................................... 6
Figure CI- 2: Circulation Plan ................................................................................................... 7
Figure CI- 3: Water Service ..................................................................................................... 16
Figure H- 1: Regional Location ................................................................................................ 2
Figure H- 2: Highly Toxic Regulated Substances ............................................................... 17
Figure H- 3: 2007 Noise Contours ......................................................................................... 21
Figure H- 4: Major Transportation Corridors ...................................................................... 24
Figure H- 5: Inventory of Vacant and Underutilized Sites ................................................ 26
Figure S- 1: Regional Faults .................................................................................................... 4
Figure S- 2: Liquefaction Zone ................................................................................................ 5
Figure S- 3: Dam Inundation Areas ....................................................................................... 7
Figure N- 1: Examples of Noise Levels ................................................................................... 4
Figure N- 2: Examples of Noise at Southern California Locations ..................................... 5
Figure N- 3: Community Noise Standards ............................................................................ 6
Figure N- 4: 2007 Noise Contours ........................................................................................... 9
Figure N- 5: Projected 2030 Noise Contours ........................................................................ 13
VERNON GENERAL PLAN
INTRODUCTION
Vernon General Plan
Introduction
Introduction - 1
INTRODUCTION
VERNON – FOUNDING OF THE CITY AND
ESTABLISHING ITS MISSION
The City of Vernon was founded in 1905 as an industrial city,
and it remains so today. This General Plan reflects the long
history and continues the City’s mission of maintaining
Vernon as an ideal location for industry in Southern
California.
At the turn of the twentieth century, the lands now comprising
Vernon were largely farmland. However, the location south of
downtown Los Angeles and the presence of major rail lines
led influential businessmen and property owners to encourage
railroad companies to run spur lines into the adjacent
farmlands. These rail extensions enabled the creation of an
“ exclusively industrial” city. James J. and Thomas Furlong
and John B. Leonis led the city formation effort, and Vernon
incorporated in 1905.
Vernon General Plan
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Although the presence of the rail lines facilitated industrial
development, the process was slow. A few new industrial
businesses located in Vernon during the colorful period
between incorporation and Prohibition Period of the 1920s.
Other businesses such as Doyle’s bar, which employed 37
bartenders, hosted an arena where 20 world championship
boxing matches were held, and had a ballpark for the Vernon
Tigers, who won Pacific Coast League championships on
multiple occasions also located in Vernon during this period.
By the 1920s, Vernon was attracting large stockyards and
meatpacking facilities, including slaughtering operations.
While the stockyards have vanished, meat processing remains
a signature business in the City. The Farmer John’s facility,
with its iconic pig mural, processes pork products, including
the famous Dodger Dogs enjoyed by baseball fans.
Refrigerated food storage began as an outgrowth of the early
meat packing and processing activities and is now a
significant activity as well.
Vernon farmland along the
Los Angeles River, 1926
Vernon General Plan
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To provide for the service requirements of these activities,
including the electrical demands of the cold storage and
refrigerated facilities, in the early 1930s the City began
building municipal water supply and distribution facilities, as
well as its own electrical power plant, which remains in
operation. The capability of the City to provide these two
critical services at a relatively low cost continues to be a
competitive advantage for Vernon in attracting industry.
During the 1920s and ‘ 30s, Vernon became the location of
choice for many heavy industrial plants, including steel,
aluminum, paper, and glass producers. Automobile assembly,
canning, and other manufacturing operations also were
established in the City in this period. As economic conditions
have changed over the decades, however, many of these large-scale
industrial operations have relocated out of Southern
California or even out of the country.
Los Angeles Union Stock
Yards in Vernon, 1937
Vernon General Plan
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The focus of businesses has shifted to smaller, more
specialized manufacturing, processing, and storage
operations.
The City’s business- friendly environment, low- cost utilities,
( largely due to the recent completion of the Malburg
Generating Station), and key location for trucking and rail
transport continue to position Vernon as an ideal location for
industrial uses.
VISION FOR THE FUTURE
As Vernon enters the twenty- first century, its mission and
character remains unchanged. For the foreseeable future,
Vernon will continue to be an almost totally industrial city,
with limited retail commercial and food service operations to
support the large day- time business population, and few
residences. City policy, land use restrictions, and limited land
availability will allow Vernon to continue its mission to attract
new, highly specialized industrial businesses.
As noted in the City’s 1992 General Plan, national economic
and environmental regulations have resulted in the shift of
many types of industrial operations to other areas of the
world. These forces have affected the type and character of
industrial operations in Vernon, as they have elsewhere in the
United States. Technological advances, environmental
regulations, the cost of labor and raw or processed materials,
and the cost of energy and petroleum products necessitate
Vernon Potteries, 1931
Vernon General Plan
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continuing change in Vernon’s industrial operations and in the
types of new industries desiring to locate in the City. Together
with the aging of both private development and the public
infrastructure, these factors require that a framework for
guiding future growth and development in the community be
developed. This General Plan addresses the continuing
change, growth, and development of Vernon over the next
two decades and provides a public policy statement regarding
the future of the City.
PURPOSE AND SCOPE OF THE PLAN
Adopted by the City Council and available to all businesses,
property owners, and others with an interest in the
community, the General Plan is available for public review at
all times. The Plan complies with the requirement by the State
of California that all cities prepare and adopt a
comprehensive, long- range plan to serve as a guide for the
future. The Plan contains the goals, policies, and explanatory
detail about issues important to the future of Vernon. Plan
policies address land use ( including housing), infrastructure,
public safety, resources, and noise within topic- related
chapters, or “ elements”. These elements are:
􀂃 Land Use Element
􀂃 Infrastructure Element
􀂃 Safety Element
􀂃 Natural Resources Element
􀂃 Noise Element
􀂃 Housing Element
General Plan policies and programs are supported by several
key documents, listed below. While not technically a part of
the Plan, each contributes to the ability of the City officials and
staff — as well as the public — to understand the Plan and carry
out its mandates. These documents may be updated,
modified, or replaced over time, and readers should seek the
current version for reference. These additional documents are:
􀂃 Final Environmental Impact Report ( FEIR) and
Monitoring Plan for the General Plan
􀂃 Implementation Plan
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􀂃 Five- Year Capital Improvements Program
􀂃 Urban Water Management Plan
􀂃 Natural Hazards Mitigation Plan
􀂃 Standardized Emergency Management System ( SEMS)
Multi- hazard Functional Plan
Other documents may be prepared over time to support
implementation of the General Plan policies or as may be
directed by the State Legislature. These should be reviewed for
additional detail regarding various proposals contained in the
General Plan.
PUBLIC INVOLVEMENT IN DEVELOPING THE
GENERAL PLAN
As part of the General Plan program, the City undertook a
public outreach program to identify issues and establish a new
General Plan policy foundation. The outreach program
included a City mailer, scoping meeting, and public hearings.
The City distributed a mailer to property and business owners
in Vernon regarding the General Plan. The mailer asked the
Vernon business community to identify issues that can be
addressed by the General Plan. Comments returned to the
City were recognized in developing the General Plan.
Those attending the scoping session ( held in accord with the
requirements of CEQA) were also given the opportunity to
comment on the Public Review Daft of the Plan and the
Zoning Ordinance
Prior to adoption of the General Plan, the Draft General Plan
and associated Environmental Impact Report were circulated
for public review and comment. Public hearings were
conducted before the Vernon City Council.
RELATIONSHIP OF VERNON GENERAL PLAN TO
STATE REQUIREMENTS FOR PLANS
This General Plan contains six elements, as well as a
comprehensive Implementation Plan. These elements relate to
the seven elements mandated by State law as follows:
Vernon General Plan
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Table I- 1
Relationship of Vernon General Plan to
Mandated State Elements
Vernon General Plan
Elements State Required Elements
Land Use Land Use
Circulation and
Infrastructure
Circulation
Safety Public Safety
Noise Noise
Natural Resources Open Space
Conservation
Housing
RELATED PLANS AND PROGRAMS
State law places the General Plan atop the hierarchy of land
use planning regulations, although, as a Charter City,
Vernon’s Zoning Ordinance is its governing law as to land
use. The General Plan provides guidance to the City Council
in enacting ordinances relating to zoning, land use, public
improvements, and development programs. Also, regional
governmental agencies, such as the Southern California
Association of Governments and the South Coast Air Quality
Management District, have been established in recognition of
the fact that planning issues extend beyond the boundaries of
individual cities. Efforts to address regional planning issues
such as air quality, transportation, and housing needs have
resulted in the adoption of regional plans. The policies
Vernon adopts are affected by these plans. The following
paragraphs describe ordinances, plans, and programs which
should be considered in association with the General Plan in
development and planning decisions.
Federal Plans and Programs
National Pollutant Discharge Elimination System
As part of a multi- pronged effort to improve the quality of
water resources nationwide, the federal government
authorized the State Regional Water Quality Control Board
and its regional offices such as the Los Angeles Regional
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Water Quality Control Board to set up programs to implement
National Pollutant Discharge Elimination System ( NPDES)
goals. Under the NPDES Stormwater Permit issued to the
County of Los Angeles and Vernon as a co- permittee, most
new development projects in the City are required to
incorporate measures to minimize pollutant levels in
stormwater runoff. Compliance is required at the time that
construction permits are issued, as well as over the long term
through periodic inspections.
National Flood Insurance Program
The Federal Emergency Management Agency administers the
National Flood Insurance Program ( NFIP). The NFIP provides
federal flood insurance subsidies and federally financed loans
for eligible property owners in flood- prone areas. Vernon has
no mapped flood hazard areas.
Clean Water Act
Congress passed the Federal Water Pollution Control Act
Amendments of 1972 and the Clean Water Act ( CWA) of 1977
to provide for the restoration and maintenance of the
chemical, physical, and biological integrity of the nation’s
lakes, streams, and coastal waters. Primary authority for the
implementation and enforcement of the CWA ( 33 U. S. C. 1251)
now rests with the U. S. Environmental Protection Agency
( EPA) and, to a lesser extent, the U. S. Army Corps of
Engineers. In addition to the measures authorized before
1972, the CWA implements a variety of programs, including:
federal effluent limitations and state water quality standards;
permits for the discharge of pollutants and dredged and fill
materials into navigable waters; and enforcement
mechanisms. Section 404 of the CWA is the principal federal
program that regulates activities affecting the integrity of
wetlands.
California State Plans and Programs
California Environmental Quality Act ( CEQA)
The California Environmental Quality Act ( CEQA) was
adopted by the state legislature in 1970 in response to a public
mandate for thorough environmental analysis of projects
impacting the environment. The provisions of the law and
environmental review procedure are described in the CEQA
Law and Guidelines. CEQA is the instrument for ensuring
that environmental impacts of local development projects are
Vernon General Plan
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appropriately assessed and mitigated, and if not fully
mitigated, ensuring that project benefits to the community are
substantial. The Department of Community Services reviews
projects for conformance with CEQA.
California Noise Insulation Standards ( Title 24)
In 1974, the California Commission on Housing and
Community Development adopted noise insulation standards
for residential buildings ( Title 24, Part 2, California Code of
Regulations). Title 24 establishes standards for interior room
noise ( attributable to outside noise sources). The regulations
also specify that acoustical studies must be prepared
whenever a residential building or structure is proposed to be
located near an existing or adopted freeway route,
expressway, parkway, major street, thoroughfare, rail line,
rapid transit line, or industrial noise source, and where such
noise source or sources create an exterior CNEL ( or Ldn) of 60
dB or greater. Such acoustical analysis must demonstrate that
the residence has been designed to limit intruding noise to an
interior CNEL ( or Ldn) of at least 45 dB. The Department of
Community Services enforces Title 24.
Seismic Hazards Mapping Act
California’s 1990 Seismic Hazards Mapping Act requires the
State Geologist to compile maps identifying and describing
seismic hazard zones throughout California. Guidelines
prepared by the State Mining and Geology Board identify the
responsibilities of state and local agencies in the review of
development within seismic hazard zones. Development on a
site that has been designated as a seismic hazard zone requires
a geotechnical report, and local agency consideration of the
policies and criteria established by the Mining and Geology
Board. Over the years, the program has expanded to include
mapping of seismic- related hazards such as liquefaction- and
landslide- prone areas. The Safety Element discusses seismic
hazards associated with faults and those identified on state
seismic hazard maps. Vernon contains only liquefaction- prone
areas. The Safety Element contains a map identifying these
areas.
Regional and County Level Plans and Programs
SCAG Regional Comprehensive Plan and Guide
The Southern California Association of Governments ( SCAG)
undertakes regional planning for the six- county SCAG region
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of Los Angeles, Orange, Riverside, San Bernardino, Imperial,
and Ventura counties. SCAG’s efforts focus on developing
regional strategies to minimize traffic congestion, protect
environmental quality, and provide adequate housing. The
Regional Comprehensive Plan and Guide sets forth broad
goals intended to be implemented by participating local and
regional jurisdictions and the South Coast Air Quality
Management District. SCAG has adopted companion
documents to the Regional Comprehensive Plan and Guide,
most notably the Regional Transportation Plan ( see below).
Congestion Management Plan
The Congestion Management Plan ( CMP) is a program
adopted by the state legislature and approved by the voters in
1990 through Proposition 111. As a new approach to
addressing congestion concerns, the CMP was created for the
following purposes:
􀂃 To link land use, transportation, and air quality
decisions
􀂃 To develop a partnership among transportation
decision- makers on devising appropriate
transportation solutions that include all modes of
travel
􀂃 To propose transportation projects which are eligible to
compete for state gas tax funds
The Los Angeles County Metropolitan Transportation
Authority ( Metro) is responsible for preparing the County’s
CMP. Metro is required by state law to monitor local
implementation of all CMP elements. Local jurisdictions are
required to monitor arterial congestion levels, monitor transit
services along certain corridors, and implement an adopted
trip reduction ordinance and land use analysis program.
Regional Transportation Plan
The Regional Transportation Plan ( RTP) is a component of the
Regional Comprehensive Plan and Guide prepared by SCAG
to address regional issues, goals, objectives, and policies for
the Southern California region into the early part of the 21st
century. The RTP, which SCAG periodically updates to
address changing conditions in the Southland, has been
developed with active participation from local agencies
throughout the region, elected officials, the business
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community, community groups, private institutions, and
private citizens. The RTP sets broad goals for the region, and
provides strategies to reduce problems related to congestion
and mobility.
In recognition of the close relationship between the traffic and
air quality issues, the assumptions, goals, and programs
contained in the Plan parallel those used to prepare the Air
Quality Management Plan.
Air Quality Management Plan
The federal Clean Air Act requires preparation of plans to
improve air quality in any region designated as a
nonattainment area. The Air Quality Management Plan, or
AQMP, prepared by the South Coast Air Quality Management
District, first adopted in 1994 and updated on a three- year
cycle, contains policies and measures designed to achieve
federal and state air quality standards within the South Coast
Air Basin. The assumptions and programs in the AQMP draw
directly from regional goals, objectives, and assumptions in
SCAG’s Regional Comprehensive Plan and Guide.
City Level Plans and Programs
Vernon Zoning Ordinance
In recognition of the City’s industrial nature, the City’s Zoning
Ordinance establishes one Zone ( the Industrial Zone)
throughout the City, and provides for three Overlay Zones.
The Zoning Ordinance establishes land use regulations for the
City and each Overlay Zone with respect to permitted uses,
allowable intensity, and development standards. The Zoning
Ordinance explains the purposes of the Industrial Zone and
each Overlay Zone, specifies permitted uses and conditional
uses, and establishes development standards, and includes a
map describing the location of each Overlay Zone. The
Zoning Ordinance is the governing land use law for the City,
and to the degree practical, implements the goals, policies, and
development expectations established in Vernon’s Land Use
Plan.
Redevelopment Plan
The Redevelopment Agency of the City of Vernon administers
the Industrial Redevelopment Project Area, which is governed
by a Redevelopment Plan. The properties included in the
Project Area were those which exhibited the worst blighting
Vernon General Plan
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conditions and which were in need of public assistance to
ameliorate the problems. The Redevelopment Plan does not
dictate parcel- by- parcel future development; rather, the
Redevelopment Plan authorizes a variety of tools that the
Agency may use to eliminate blight while pursuing land use
goals specified in the Redevelopment Plan and the Vernon
General Plan. The Redevelopment Plan identifies the
following goals for the Redevelopment Agency:
􀂃 Assembly of land into parcels suitable for modern
industrial development with proper off- street
parking, loading, storage, and vehicular and
pedestrian circulation;
􀂃 Re- planning, redesign, and upgrading of the
inadequate sewer facilities to help remedy obsolete
site conditions;
􀂃 Re- planning, redesign, and reconfiguration of
unsafe and inefficient at- grade railroad
intersections where necessary to provide adequate
vehicular access for trucks, trains, and automobiles
to and from the properties they serve, and for
through traffic.
􀂃 Participation of existing owners and tenants in the
revitalization and redevelopment of properties.
Urban Water Management Plan
Vernon’s Urban Water Management Plan provides the long-term
plan and vision for managing its water resources and
providing a reliable supply of water to its customers. The Plan
details water supplies, water quality impacts, water demand
management measures, water shortage contingency plan, and
water recycling methods.
Water Department Emergency Response and Recovery
Plan
The Vernon Water Department Emergency Response and
Recovery Plan is designed to prepare the City’s Water
Department for a planned response to emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies in, or affecting Vernon Water
Department’s facilities and its service area. The plan is
consistent with the requirements of Government Section 8607
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and is intended to be used in conjunction with the State
Emergency Plan.
Standardized Emergency Management System Multi-
Hazard Functional Plan
Vernon’s Standardized Emergency Management System
( SEMS) Multi- Hazard Function Plan addresses the City’s
planned response to extraordinary emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies. The plan does not address
normal day- to- day emergencies or the well- established and
routine procedure used in coping with such emergencies.
Instead, the operational concepts reflected in this Plan focus
on potential large- scale disasters, which can generate unique
situations requiring unusual emergency responses.
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VERNON GENERAL PLAN
LAND USE ELEMENT
Vernon General Plan
Land Use Element
Land Use Element - 1
LAND USE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose of this Element
This Land Use Element establishes the broad, general policies
for how properties are used in Vernon, including location,
distribution, type, and intensity of development, with the
overarching goal of maintaining Vernon as an industrial city.
The Land Use Policy Map graphically illustrates the planned
pattern of land use in Vernon and the City’s sphere of
influence, which consists of unincorporated lands adjacent to
Vernon which have a bearing and influence on properties in
the City.
The General Plan and Land Use Element goals and policies
provide guidance to the City Council and City officials
regarding zoning, land subdivision, public improvements, and
physical development programs.
The Land Use Element and the circulation portion of the
Circulation and Infrastructure Element are closely tied. It is
intended that the land use patterns and intensities permitted by
Land Use Element policies be supported by the streets,
Vernon General Plan
Land Use Element
Land Use Element - 2
highways, and other transportation systems planned in the
Circulation and Infrastructure Element. Vernon recognizes
that its street system is constrained by long- established
development patterns, and land use policies have been crafted
accordingly to minimize the adverse effects of specific land
uses on the local street system. To continue to attract and
support industrial businesses, the City must be able to
accommodate the vehicular traffic associated with desired uses.
With regard to housing, long- standing City policy has been to
discourage housing, recognizing that the traffic, noise, and
odors that industrial uses produce are generally incompatible
with residential development. Thus, land use policy supports
limiting housing to existing residences. Vernon recognizes that
city boundaries blur and blend in urban Los Angeles County,
and that many of the people working in businesses in Vernon
live relatively close by, in communities removed from
industrial conditions, and where they have access to parks,
grocery stores, pharmacies, and other residential amenities.
1.2 Focus
The key policy objective of the City is to remain an exclusively
industrial city, serving the needs of industry, including local,
national, and international consumers of goods produced by
manufacturers. To fulfill this objective, this Element describes
a limited range of land use categories, establishes standards of
use and intensity, and sets forth policies relating to use of
properties.
A Vernon Icon:
The Farmer John
Processing Plant
Vernon General Plan
Land Use Element
Land Use Element - 3
2.0 LAND USE PLAN
The Land Use Plan consists of the Land Use Policy Map and
text that describes the types and intensities of permitted uses.
The Land Use Plan, along with the Zoning Ordinance, provides
guidance and direction for all planning and land use decisions.
2.1 Land Use Terms and Concepts
In discussing how properties may be developed, this Element
uses the following planning terms and concepts.
Land Use Designations
“ Designation” means a generalized category of land use type,
with associated standards of use and development.
Intensity
Intensity is used to describe the level of development existing
or permitted on a lot or parcel of land. Intensity applies to
industrial and commercial land uses. Intensity means the total
building square footage, percent of lot coverage, or floor- area
ratio established on a property.
The measure of intensity Vernon has adopted is
the floor- area ratio. Floor- area ratio, or FAR,
describes the relationship between the total
square footage of development on a lot and the
area of that lot. In general, the FAR can be
determined by dividing the gross floor area of
all buildings on a lot by the land area of the lot.
A precise definition is contained in the Zoning
Ordinance.
FAR and factors such as building square
footage, building height, and the percent of the
lot devoted to parking, open storage, and
similar uses are all interrelated. For example, a
20,000 square- foot building on a 40,000 square-foot
lot has a FAR of 0.50: 1. This 0.50: 1 FAR can
accommodate a single- story building that
covers half the lot or a two- story building with
reduced lot coverage. Figure LU- 1 illustrates
different FAR calculations.
Figure LU- 1: Floor Area Ratio
Vernon General Plan
Land Use Element
Land Use Element - 4
Substantive Improvements
Several land use policies call for the City to take action, or for
new requirements to take effect, when land uses change or
when substantive improvements are made to a property. In
general, if a building with a nonconforming use is vacant for
more than two years, there is a voluntary major alteration or
repair ( defined as an alteration or repair costing more than 50%
of the building’s fair market value), or an increase in square
footage, such change will require conformity with the
permitted uses and development standards of the Zoning
Ordinance. The requirements for bringing nonconforming uses
into conformity with the Zoning Ordinance are described in
detail in the Zoning Ordinance.
2.2 Land Use Designations and Land Use Policy
Map
The Land Use Policy Map, Figure LU- 2, identifies the planned
distribution of land use in Vernon. In recognition of Vernon’s
unique status as an exclusively industrial city, the General Plan
contains one land use category ( Industrial), and three Overlay
Districts ( Commercial, Rendering, and Slaughtering).
Industrial ( I) – The industrial designation is purposefully
structured to allow for a broad range of uses that support the
City’s desire to maintain its status as a regional manufacturing
and industrial center. The Industrial land use designation
allows manufacturing, industrial uses, refrigerated and cold
storage warehouses, data centers, general warehousing,
industrial gas manufacturing, and any use or activity
undertaken by the City. Refineries, energy generating facilities,
hazardous waste facilities, trash to energy facilities, petroleum
related uses, and other complementary uses may be permitted
with special approval such as a Conditional Use Permit ( CUP).
The maximum permitted FAR is 2: 1.
HA LaOnd GPlaLnniEng- & I DRevEeloLpmAenNt CoDnsu lItiNng FCirm.
BANDINI BLVD
61st St
Fruitland Av
58th St
60th St
E WASHINGTON BLVD
56th St
S Alameda St
SLAUSON AV
RANDOLPH ST
S SANTA FE AVE
Alcoa Av
District Blvd
Soto St
Eastern Av
54th St
S Boyle Av
Pacific Blvd
52nd St
Union Pacific Av
E Vernon Av
Gifford Av
E 55th St
LONG BEACH AV
E Slauson Av
Fruitland Av
LOS ANGELES RIVER
Maywood Av
Fishburn Av
59th Pl
Pine Av
E 26Th St
E 57th St
E 50th St
LEONIS BLVD
Triggs St
Holmes Av
King Av
E 46th St
Malabar St
Sheila St
Seville Av
Cla rendon Av
Noakes St
59th Pl
Corona Av
E VERNON AV
E Slau son Av
57th St
S ATLANTIC BLVD
UNION PAC IFIC RR
BURLINGTON NORTHERN SANTA FE RR
E 27th St
Carmelita Av
E 38th St
52Nd Pl
E 58th St
E 44th St
Miles Av
E 25th St
E 51st St
E 48th St
Emery St
Couts Av
E 49th St
Albany St
E 52n d St
TELEGRAPH RD
FRUITLAND AV
E 54th St
Alcoa Av
Indiana St
Ross St
Leonis St
E 56th St
E 54th St
E 5 3rd St
Arbutus Av
E 15Th St
Lindbergh Ln
E 22Nd St
Malburg Wy
Exchange Av
Nobel St
Violet Al
Bickett St
Astor Av
Ayers Av
E 52nd Pl
McBird Av
Laura Av
Dunham St
Ransom St
Maywood Av
E 48th Pl
Hampton St
Charter St
E 60th St
E 41st Pl
E 24th St
Staunton Av
60th Pl
S Herbert Av
E 45th St
Be lgrave Av
S Indiana St
Walker Av
Sierra Pine Av
BANDINI BLVD
LOS ANGELES JUNCTION RR
UNION PACIFIC RR
E 43rd St
E 58th Pl
S Bonnie Beach Pl
Packers Av
Seville Av
Lugo St
Los Palos St
S Sunol Dr
Chambers St
Holabird Av
Hawthorne Av
Furlong Pl
Alcoa Av
53rd St
55th St
UNION PACIFIC RR
BURLINGTON NORTHERN SANTA FE RR
UNION PACIFIC RR
METRO BLUE LINE/ SPT CO RR
UNION PAC IFIC RR
E 49Th St
E Slauson Av
Sheila St
61st St
E 51st St
Long Beach Frwy
Belgrave Av
DISTRICT BLVD
26Th St
E 26th St
Ayers Av
E VERNON AV
Irving St
RANDOLPH ST
Loma Vista Av
57th St
Everett Av
Loma Vista Av
E 37TH S T
E SLAUSON AV
E 45th St
E 46th St
E 42nd St
E 50th St
E 52nd St
E 54th St
PACIFIC BLVD
E 2 8th ST
30th St
E 45th St
E 4 6th St
Saint Charles St
E 52n d St
Ross St
E 37th St
ALAMEDA ST
BOYLE AV
SOTO ST S Soto St
S Santa Fe Av
E 49th St
Martin Luther King Jr Blvd
E 41st St
E 40th Pl
Alameda St
S Santa Fe Av
Regent St
E 26th St
Seville Av
DOWNEY RD
S ATLANTIC BLVD
E 50th St
52nd St
54th St
56th St
58th St
55th St
58th St
Mayflower Av
61st Pl
Woodlawn Av
61st St
Fig ure LU - 2
0 500 1,000 1,500 2,00F0eet
LSaosutr cUep: dCaittey: oHf oVgelren Iorne laanndd, LJously A 2n4g, e 2le0s0 7C. ounty, 2006.
City Boundary
Freeway
Railroad
LEGEND LAND USE Industrial
OVERLAY DISTRICTS
Commercial Overlay District
Rendering Overlay District
Slaughter Overlay District
VernoPnr oGgernaemra El nPvlairno namnde nZtaoln Iimngp aOcrtd Rineapnocret
LA N D U SE PO LI C Y MA P
Vernon General Plan
Land Use Element
Land Use Element - 6
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Vernon General Plan
Land Use Element
Land Use Element - 7
Overlay Districts
All uses allowed in the Industrial category are permitted in the
Overlay Districts. The Overlay Districts allow certain
specialized uses not permitted in other portions of the City.
The Zoning Ordinance may impose specific regulatory
requirements on such uses. The Plan contains three overlay
districts: Commercial, Rendering, and Slaughtering.
Commercial Overlay District – The Commercial Overlay
District, encompassing 210 acres, is established along Santa Fe
Avenue and along portions of Soto Street – as indicated on the
Land Use Policy Map – to accommodate retail, commercial,
service, and restaurant uses that support the needs of the daily
employee population. Such uses may be permitted with a
Conditional Use Permit.
Rendering Overlay District – A Rendering Overlay District,
encompassing 164 acres, exists in the area indicated on the
Land Use Policy Map. With a Conditional Use Permit, lots
over one acre may be used for rendering.
Slaughtering Overlay District – The Slaughtering Overlay
District, encompassing 83 acres, is designated in the area
indicated on the Land Use Policy Map. With a Conditional Use
Permit, lots over one acre may be used for slaughtering of
animals.
2.3 Implications of Land Use Policy
Vernon is virtually built out, and at any point in time, few, if
any, vacant parcels are available for development. New
development only occurs as a result of land recycling, with
newer, more modern industrial building replacing older
facilities. Because many of the oldest buildings cover
properties from lot line to lot line ( with little or no on- site
parking or loading spaces), new development frequently
results in reduced lot coverage and thus reduced building
space, as the new use is required to provide parking and
loading per current zoning regulations. Thus, implementation
of land use policy over time is not anticipated to notably
increase the overall intensity of development in Vernon.
Rather, uses will shift among the various permitted industrial,
manufacturing, and limited commercial and retail uses.
Vernon General Plan
Land Use Element
Land Use Element - 8
Total building square footage and the number of employees
has steadily declined over the past 15 years in Vernon. The
Land Use Element anticipates a continuing decline in building
square footage and employees during the period of this
General Plan. Table LU- 1 identifies the building square footage
and employment for the baseline year ( 2007) and the decline in
square footage and employment. This anticipated decline is
taken into account in developing land use policy set forth in
the Land Use Policy Map and the goals and policies contained
in this Element.
Table LU- 1
Building Square Footage and Employment Projections
2.4 Relationship of Land Use Policy to the Zoning
Ordinance
The Zoning Ordinance is the primary implementation tool for
the Land Use Element. Both the Element and the Ordinance
describe the distribution and intensity limits for development.
Whereas the Land Use Element sets forth the broad policies for
future development, the Zoning Ordinance provides specific
detail, enforcement mechanisms, development standards, and
provides for deviations through Conditional Use Permits,
Variances, and amendments to the Zoning Ordinance.
The Zoning Ordinance includes the following zoning districts
to implement land use policy:
Land Use
Designation
Net
Acreage
( A)
Baseline Year
( 2007)
Development
Build- out Year
( 2025)
Development
Net
Increase/
Decrease
Percent
Change
Industrial 2,775
Building Square Footage
62,636,000 61,412,300 - 1,223,700 - 2.0%
Employment ( B)
44,600 43,700 - 900 - 2.0%
Note: ( A) Net Acreage does not include streets or the Los Angeles River.
( B) Number of employees
Source: EDAW, Inc. and City of Vernon, 2007.
Vernon General Plan
Land Use Element
Land Use Element - 9
Table LU- 2
Relationship of Land Use Categories and Zoning Districts
Land Use Designation Corresponding Zoning District
Industrial General Industrial ( I)
Commercial Overlay Commercial ( C)
Slaughtering Overly Slaughtering Overlay ( S)
Rendering Overlay Rendering Overlay ( R)
3.0 GOALS AND POLICIES
Land use goals and policies related to land use and its
distribution and intensity reflect the industrial nature of
Vernon. Vernon incorporated in 1905 for the stated purpose of
being an exclusively industrial city. This founding purpose has
remained largely unchanged over the last century, with the
focus of City land use policy on providing suitable sites for
industry and providing the infrastructure and services
required to serve industrial activities.
GOAL LU- 1
Promote and maintain manufacturing and other industrial
uses as the primary land use within the City.
POLICY LU- 1.1: Designate all properties in Vernon
for manufacturing and industrial use, and permit
other uses only with a Conditional Use Permit, and
permit certain uses only in specified Overlay
Districts ( with a Conditional Use Permit).
POLICY LU- 1.2: Permit only those non- industrial
uses, such as commercial and retail uses, which are
necessary to support industry and its employees or
as may be required by State law. Limit such uses to
the Commercial Overlay District, and permit only
with a Conditional Use Permit.
POLICY LU- 1.3: Permit limited ancillary uses on
industrial sites, such as limited office use and
showrooms, as necessary to support basic industrial
activities.
Vernon General Plan
Land Use Element
Land Use Element - 10
GOAL LU- 2
Phase out aging industrial building and sites through
modernization and replacement.
POLICY LU- 2.1: Require private upgrading of off-street
parking and loading facilities to comply with
the City Zoning Ordinance at the time that any
nonconforming building or use is required to be
brought into conformity with the Zoning
Ordinance.
POLICY LU- 2.2: Support cooperative solutions to
provide required off- street parking, such as
agreements among neighboring businesses and
public/ private ventures.
POLICY LU- 2.3: Continue to enforce all applicable
building and health and safety codes.
POLICY LU- 2.4: Provide incentives to property
owners to revitalize industrial structures or
recycle/ demolish obsolete or vacant structures.
POLICY LU- 2.5: Assist in the reuse of properties
from one industrial use to another.
POLICY LU- 2.6: Accommodate the expansion of
Soto Street north of 37th Street/ Bandini Boulevard
pursuant to Circulation and Infrastructure Element
policy by requiring properties with frontage along
this corridor to dedicate land to the public right- of-way
sufficient to accommodate the roadway
widening in the event that such properties
redevelop or undergo substantial improvements.
GOAL LU- 3
Maintain Vernon as a highly desirable location for industry,
and continue to attract the types of industry the City is well
positioned to serve.
POLICY LU- 3.1: Review City codes and
development requirements on a regular basis to
ensure that development costs and standards are
competitive with other industrial cities.
Vernon General Plan
Land Use Element
Land Use Element - 11
POLICY LU- 3.2: Foster a City government and
governmental structure that is responsive to the
needs of industry located in a metropolitan area.
POLICY LU- 3.3: Maintain power plants as key land
use in the community, and allow for the expansion
and/ or development of new facilities to provide a
reliable, cost- effective source of energy to industrial
users.
POLICY LU- 3.4: Invest in activities and programs
that advertise and promote Vernon as a quality and
desirable location for industry.
POLICY LU- 3.5: Use development proposals as
opportunities to encourage modernization and
broaden property improvements goals.
Vernon General Plan
Land Use Element
Land Use Element - 12
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VERNON GENERAL PLAN
CIRCULATION AND
INFRASTRUCTURE
ELEMENT
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 1
CIRCULATION AND
INFRASTRUCTURE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The Circulation and Infrastructure Element addresses the
movement of goods and people along roadways and
railways in the City, as well as the distribution of water,
wastewater, stormwater, energy, and information through
various conduits.
Vernon’s industrial nature involves both manufacturing
and logistics. Vernon originally was oriented around rail
transport, but over the years goods movement has relied
increasingly on trucks, thus heightening the importance of
a local street system capable of safely and efficiently
handling multi- axle truck traffic.
In addition to good access to transportation, industrial
businesses demand reliable, high- volume utilities to
properly conduct their operations. Intense land uses
require large amounts of electricity and water, and also
generate large amounts of sewage. Today’s globalized
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 2
economy demands fast, high- capacity telephone and other
communications systems. To remain competitive as a
location for industry, Vernon must be able to deliver or
otherwise provide high- quality utility services at
competitive prices.
1.2 Focus
California planning law requires the inclusion of a
Circulation Element addressing both transportation and
non- transportation infrastructure. While all elements of
the General Plan must be consistent with each other, the
Circulation Element must, by State law, correlate directly
to the Land Use Element.
2.0 CIRCULATION PLAN
2.1 Regional Circulation
Streets and Freeways
Vernon lies two miles southeast of the industrial areas of
downtown Los Angeles, and both the local roadway and
freeway systems directly connect the industrial businesses
in Vernon with industrial development in adjacent
communities. Key connections include:
􀂃 Downtown Los Angeles, via Alameda Street and
Santa Fe Avenue;
􀂃 The Boyle Heights district of the City of Los
Angeles, via Soto Street, Washington Boulevard,
and Downey Road;
􀂃 The City of Commerce, via Washington Boulevard,
Interstate 710, and Atlantic Boulevard;
􀂃 The City of Bell, via Bandini Boulevard and
Interstate 710;
􀂃 The City of Maywood, via Atlantic Boulevard;
􀂃 The City of Huntington Park, via Slauson Avenue,
Soto Street, Pacific Boulevard, Santa Fe Avenue,
and Alameda Street;
􀂃 Portions of the City of Los Angeles south of
downtown, connected by many streets across the
shared boundary of Alameda Street, including
Vernon Avenue and Santa Fe Avenue.
Of particular note is the Long Beach Freeway, Interstate
710.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 3
Interstate 710 provides an important direct connection to
the ports of Long Beach and Los Angeles. Although less
than half a mile of this freeway traverses Vernon, that
portion contains the very busy Atlantic
Boulevard/ Bandini Boulevard interchange. This
frequently congested interchange carries a substantial
amount of truck traffic from Vernon, particularly from the
adjacent Hobart Rail Yard. In August of 2004, the
Gateway Cities Council of Governments made preliminary
recommendations to improve the Atlantic/ Bandini
interchange, as well as to build truck ramps directly from
the rail yards to the freeway. Engineering plans and
studies for this interchange will continue in concert with
broader plans for improvements to I- 710, with
improvements to the interchange expected be
accomplished prior to 2030. The timing will depend upon
State approvals and funding. Once implemented, the
interchange improvements are expected to relieve a major
traffic bottleneck and improve safety by separating autos
from heavy truck traffic.
The City has undertaken a project to partially relieve
congestion at the Atlantic/ Bandini interchange. The
extension of 26th Street to Bandini Boulevard will provide
a means for through traffic to bypass the Atlantic/ Bandini
interchange.
Railroads
In the early years of the twentieth century, rail transport
dominated the distribution of materials and manufactured
goods, so an extensive rail network was built in Vernon
with main lines, switching yards, and many spur lines to
serve industrial properties. Over the years, trucks have
come to play a more important role in freight transport,
especially for access to individual businesses. Some spur
rail lines have been abandoned, but rail traffic still plays a
major role in the transport of materials and goods.
Several rail lines cross Vernon, the most important of
which is the Alameda Corridor. The Alameda Corridor,
opened in 2002, serves as the primary connection between
the ports of Los Angeles and Long Beach and the rail yards
of Vernon, Commerce, and downtown Los Angeles. The
Alameda Corridor places ten miles of track inside the 30-
foot- deep Mid- Corridor Trench between the northern
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 4
boundary of Vernon at 25th Street south to the State Route
91 freeway. This has eliminated many dangerous and
time- consuming conflicts between surface street traffic and
at- grade rail crossings, both in Vernon and elsewhere
along the line. While the Alameda Corridor takes much of
the container shipping traffic that would otherwise use
trucks or the older Union Pacific ( UP) or Burlington
Northern Santa Fe ( BNSF) lines, the older lines do still
receive some use.
Many at- grade rail crossings remain in the City. These
should gradually decrease as the City encourages rail lines
to merge facilities, to abandon spur lines, and to
participate in separating streets from remaining railways.
The Hobart Yard, located in the northeastern portion of
Vernon, links the Alameda Corridor and BNSF lines with
the wider transcontinental rail system, serving to assemble
longer trains and transfer shipping containers between
trucks and trains. Vernon is also home to the smaller
Malabar Yard ( east of Santa Fe Avenue between Fruitland
Avenue and Vernon Avenue), the Los Angeles Junction
Yard ( between Exchange Boulevard and the Los Angeles
River), and a portion of the UP East Yard. Other important
rail yards are located nearby but outside of the Vernon city
limits.
2.2 Vernon’s Street System
Streets in Vernon generally form a grid pattern, although
not a regularly spaced grid. Many of the City’s streets do
not extend more than two or three blocks, with many T-intersections.
To accommodate large industrial lots, most
streets in Vernon are spaced farther apart than is typical in
urban residential or commercial areas; most blocks in the
City are between 600 and 2,000 feet long.
2.2.1 Street Classification
Vernon’s street system is differentiated by roadway size,
function, and capacity. The four basic types of roadways
in Vernon are described below. Figure CI- 1 presents
schematic cross- sections for each type of roadway that
represent desirable standards. Deviations from these
standards may occur in cases where physical constraints
and/ or right- of- way limitations are present. Provision of
sidewalks and off- street parking may also affect the
specific design of roadways. In addition, the median
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 5
width of arterials and collectors will vary according to the
area being served, right- of- way constraints, and turn lane
requirements.
The assignment of these classifications to streets in the City
is shown on the Circulation Plan, Figure CI- 2.
Freeway
Freeways are controlled- access, high- speed throughways
included in the State and federal highway systems.
Freeways carry regional through traffic, that is, traffic
passing through Vernon without stopping in the City. The
Atlantic Boulevard/ Bandini Boulevard interchange of the
I- 710, the Long Beach Freeway, is in Vernon. Access to the
regional highway system for Vernon businesses and
visitors is provided at the interchange between I- 710,
Atlantic Boulevard, and Bandini Boulevard. The design,
construction, and maintenance of freeways are under the
jurisdiction of the California Department of Transportation
( Caltrans).
Arterial
Arterial streets, together with freeways, form a network
carrying long- distance, high- speed traffic. Arterial streets
transport large volumes of traffic from one part of the City
to another and connect to the regional street system. The
arterial streets also move traffic between cities in locations
where a freeway does not link the two. Of the roadways
designed, constructed, and maintained by the City,
arterials are designed to have the highest traffic carrying
capacity, the highest speeds, and limited interference with
traffic flow by driveways. Limitations on truck access to
and from abutting properties are most important on
arterial streets to prevent obstructions and delays.
Arterial streets aligned generally north- south in Vernon
are, from west to east:
􀂃 Alameda Street
􀂃 Santa Fe Avenue
􀂃 Pacific Avenue
􀂃 Soto Street
􀂃 Downey Road
􀂃 Atlantic Boulevard
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 6
Figure CI- 1: Street Cross Sections
64 FT
Collector Streets
Local Streets
Arterial
64 to 104 FT
80 to 120 FT
NOTES
1. Total right- of- way width will vary depending upon parkway requirements and existing conditions.
2. Curb and gutte r, pavement thickness, and striping shall be as specified by the City Enginee r.
3. American Disability Act ( ADA) requirements must be met for all pedestrian access.
4. Parking on major roadways will depend on land width and available right- of- wa y.
80 FT Minimum
42 to 49 FT
60 to 65 FT
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 8
Arterial streets aligned generally east- west in Vernon are,
from north to south:
􀂃 Washington Boulevard
􀂃 Bandini Boulevard ( this continues as 37th Street
west of Soto Street)
􀂃 District Boulevard between Downey Road and
Atlantic Boulevard ( this continues as Leonis
Boulevard west of Downey Road)
􀂃 Slauson Avenue
Collector
Collector streets are intended to serve as intermediate
routes, handling traffic between arterial streets and local
streets. Collectors are designed primarily to move traffic,
but also to provide access to abutting properties.
Collectors differ from arterials in that collectors distribute
trips from the arterials to ultimate destinations.
Conversely, collectors also collect traffic from local streets
and channel it onto the arterials. Ideally, collector streets
should form a network, but with no one collector
extending so far that it functions as an arterial street.
Collector streets in Vernon aligned generally north- south
are, from west to east:
􀂃 Pacific Boulevard ( this curves broadly from north-south
to east- west before continuing as Vernon
Avenue)
􀂃 Boyle Avenue
Collector streets aligned generally east- west in Vernon are,
from north to south:
􀂃 25th Street/ 26th Street
􀂃 38th Street/ 37th Street ( these two streets flow into
each other, and continue as Bandini Boulevard east
of Soto Street)
􀂃 Vernon Avenue ( this street is discontinuous and
offset at Santa Fe Avenue)
􀂃 Leonis Boulevard ( this street continues as District
Boulevard east of Downey Road)
􀂃 District Boulevard east of Atlantic Boulevard
􀂃 Fruitland Avenue
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 9
Local
Local streets provide direct access to individual parcels.
The local street is not designed for through traffic. Rather,
local streets should move traffic toward the nearest
collector street. Therefore, speeds on local streets are
relatively low, and on- street parking is usually permitted.
Local streets are two- lane roadways without medians.
When traffic congestion is detected through closed circuit
detection cameras and/ or via electronic traffic loops, the
current signal patterns are adjusted to relieve or reduce the
congestion.
2.2.2 Measuring roadway performance
Evaluating the ability of the circulation system to serve
Vernon’s businesses and other users requires establishing
suitable performance criteria. Within the Circulation and
Infrastructure Element, two measures are used to describe
traffic flow on Vernon’s roadways and freeway access
points: Volume to Capacity Ratios ( V/ C) and Intersection
Capacity Utilization ( ICU). These measures are used to
establish Level of Service ( LOS) categories describing the
performance of roadways and access points throughout
the City. Each of these measures is described briefly
below.
Volume to Capacity Ratio ( V/ C)
This measure, consisting of a ratio between volume and
theoretical capacity, is used to measure the performance of
roadway facilities. Volume is established either by a traffic
count ( in the case of current volumes) or by a forecast for a
future point in time. Capacity refers to the vehicle
carrying ability of a roadway at free flow speed, and is a
critical component of roadway design. For example, a
roadway that carries 16,000 vehicles per day, with the
capacity to accommodate 20,000 vehicles per day at free
flow speed, has a V/ C of 0.80.
Intersection Capacity Utilization ( ICU)
This measure is applied using peak hour volumes and
considers the geometric configuration of intersections
when measuring capacity. Intersection Capacity
Utilization sums the V/ C ratios for the critical movements
of an intersection, and thus accounts for the overall
performance of intersections, which are the most critical
limitations within the City roadway system.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 10
Level of Service ( LOS)
Level of Service ( LOS) describes the efficiency and quality
of traffic operations. Six categories of LOS – the letter
designations A to F – are used to identify traffic conditions,
with LOS A representing excellent conditions and LOS F
representing extreme congestion. The LOS designations
are based upon V/ C ratios calculated for freeway access
ramps and roadway segments, as well as ICU values
calculated for intersections. Table CI- 1 shows V/ C and
ICU ranges and the corresponding LOS, with a description
of corresponding traffic conditions. The City of Vernon
uses LOS D as its minimum standard for traffic operations.
Table CI- 1
Level of Service Descriptions
Level
of
Service
Description of Traffic Conditions V/ C or
ICU
A
Very short delays at intersections and free flow
operation. Vehicles are completely unimpeded
and can maneuver freely within traffic.
0.00 –
0.60
B
Short delays of 10 to 20 seconds at intersections.
Vehicles are completely unimpeded and can
maneuver through traffic.
0.61 -
0.70
C
Stable flow, with delays of 20 to 35 seconds at
intersections. Some waiting vehicles may fail to
go through the intersection before the green light
turns red. Ability to maneuver and change lanes
at mid- block is somewhat restricted.
0.71 –
0.80
D
Congestion becomes more noticeable, with delays
of 35 to 55 seconds at intersections. Many
vehicles are required to stop at signals, and travel
speeds along these roadways become slower.
0.81 –
0.90
E
Unstable traffic flow, with delays of 55 to 80
seconds at intersections. Most vehicles are
required to wait at least one traffic signal cycle.
0.91 –
1.00
F
Traffic volumes exceed capacity, resulting in
jammed intersections. This can result in delays
greater than 80 seconds, and/ or two- cycle signal
waits.
Above
1.00
Source: Highway Capacity Manual 2000, Transportation Research Board, National
Research Council
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 11
2.2.3 Circulation System Improvements Needed to
Meet Level of Service Goals
The City is investigating the following programs with the
intent of improving the overall traffic flows throughout
Vernon during morning and evening peak hours. These
programs include physical improvements, such as
widening streets, as well as advanced technological
strategies, such as monitoring traffic flows using video and
computer systems.
Transportation System Management
Although widening some roads in Vernon may help in
reducing traffic congestion, Vernon must pursue
alternative cost effective and efficient methods in
improving traffic flows. Due to narrow streets and limited
right- of- ways, Vernon’s traffic congestion can no longer be
resolved by capacity enhancements such as lane re- striping
or roadway widening. An alternative strategy is
implementation of Intelligent Transportation Systems
( ITS), which allows a city to control traffic signals by using
advanced computer technologies, monitor traffic using
video monitoring, and provide traveler information to
motorists. The City intends to work toward implementing
ITS systems at strategic locations to improve traffic flows.
The City recommends implementing an ITS program, the
Los Angeles County automated traffic surveillance and
control ( ATSAC) system, in an effort to improve traffic
flow and increase capacity throughout the City. Traffic
signal surveillance and control is a developing method of
measuring the efficiency of traffic signal systems. This
approach consists of installation of surveillance cameras
and traffic volume counters to monitor traffic flow.
Implementation of a citywide ATSAC system will improve
many of the deficient intersections to an acceptable level of
service. In addition to the ATSAC system, the following
physical improvements will also help alleviate traffic
congestion in the City.
26th Street Extension
The City is planning to improve east to west access, near
the I- 710 Freeway and Atlantic Boulevard, by extending
26th Street easterly across Atlantic Boulevard and
connecting with Bandini Boulevard. This improvement
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 12
will help improve intersection conditions at Atlantic
Boulevard/ Bandini Boulevard/ I- 710 Freeway interchange.
Atlantic Boulevard Bridge Widening
The City of Vernon is planning to widen the Atlantic
Boulevard Bridge over the Los Angeles River. The project
plans to widen bridge to six lanes.
Soto Street Widening
Soto Street is a key north- south arterial that brings traffic
from Interstate 10 to and through Vernon. Of the north-south
arterials in the City, Soto Street has the best ability to
handle higher volumes, and particularly through volumes.
In 2002, the City of Vernon conducted the Soto Street
Corridor Study to identify the best way to improve traffic
flow along Soto Street and also relieve peak- hour
congestions on parallel arterials. The preferred alternative
involves widening Soto Street from four lanes to six lanes,
three in each direction. This configuration requires
widening the public right- of- way between 37th
Street/ Bandini Boulevard and Olympic Boulevard.
Widening the public right- of- way will require each
property owner with frontage along this section of Soto
Street to dedicate between eight and 14 feet of property,
depending on location, to public use. The City will require
this dedication when a property undergoes a complete
redevelopment or substantial improvement. The City may
also proactively acquire some rights- of- way to achieve the
planned configuration.
When fully implemented, this plan will allow traffic to
move more freely on Soto Street, improving the Level of
Service. It will also have a secondary traffic- moderating
effect on nearby streets.
I- 710 Freeway Improvements
In a regional effort to improve truck movement from the
ports to inland areas and overall increase the capacity of
the I- 710 Freeway, Caltrans has embarked on a major
improvement program for the I- 710 Freeway. The
following improvements have been identified for the I- 710
Freeway, between Slauson Avenue and Washington
Boulevard, which will significantly contribute to traffic
improvements in Vernon:
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 13
􀂃 The addition of two dedicated truck lanes with
direct access to Hobart Rail Yard;
􀂃 Added general purpose lanes on the Freeway;
􀂃 Modication of Atlantic and Bandini Boulevards
interchange;
􀂃 Addition of Slauson Avenue interchange;
􀂃 Closure of Washington Boulevard Interchange; and
􀂃 Extension of District Boulevard and creation of new
intersection at Slauson Avenue.
2.3 Off- Street Parking and Loading Facilities
Vernon’s streets support a significant load of heavy truck
traffic. Since the street system was developed early in the
twentieth century, streets are typically narrower than
industrial street standards, and the streets were not
designed to handle today’s truck sizes and volume of
traffic. Large multi- axle vehicles encounter difficulties
maneuvering on the streets, and congestion and traffic
back- ups frequently occur as trucks enter and leave
properties. Many properties have small driveways and
inadequate loading bays, and trucks making these difficult
maneuvers to access properties can block traffic and cause
delays. Further contributing to on- street congestion is
significant on- street parking. Many businesses do not
provide adequate off- street parking for employees, largely
because the properties were developed before parking of
any maginitude was required. As properties transition to
other uses, creating sufficient off- street parking to meet
current zoning standards is extremely difficult.
The City has considered many approaches to addressing
the problems associated with inadequate off- street parking
and loading facilities, including establishing criteria ( such
as vacancy in the building for over a year, major alteration
or repair, or increase in square footage of a building) that
would require the owner of a non- conforming property to
bring parking and loading facilities into compliance with
the City’s zoning standards. However, the widespread
nature of the non- conformities makes this a difficult and
costly proposition. Thus, the City will look to implement
over time a variety of techniques to minimize congestion
resulting from on- street parking and undersized or poorly
configured loading facilities, which may include:
􀂃 Restricting truck movements at key intersections
and along key road segments;
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 14
􀂃 Allowing for development of shared parking
facilities;
􀂃 Establishing parking restrictions along key travel
corridors; and
􀂃 Requiring that parking and loading comply with
current zoning code requirements whenever
substantial property modifications are proposed,
the property has been vacant for over a year, or
there is a proposed increase in floor area.
2.4 Other Transportation Modes
Vernon is served by buses operated by the Los Angeles
County Metropolitan Transit Authority ( Metro). As an
important center of employment, several Metro bus lines
serve Vernon, providing an important alternative to
personal automobiles as a means of commuting to and
from work.
Buses are particularly important for Vernon for several
reasons. First, they provide transportation for workers
who may be low income and cannot readily afford an
automobile or gasoline. Second, by reducing the number of
cars on the road, they reduce traffic and conflicts between
cars and heavy trucks. Third, bus service reduces the
strain on employers to provide parking for their workers.
Located west of the City of Vernon, the Metro’s Blue Line
light rail system also provides an important regional link
for Vernon commuters. The Blue Line has a station at
Vernon Avenue, approximately one- quarter mile west of
the City boundary. From this station or adjacent stations
at Washington Boulevard or Slauson Avenue, workers
may walk to their workplaces or connect to one of several
bus lines.
While bicycles represent an additional mode of travel,
biking is not encouraged on Vernon’s streets due to the
heavy truck traffic and narrow configuration of many
streets, which would present dangers to cyclists. The City
of Vernon will cooperate with the Metropolitan
Transportation Authority and other local agencies in their
efforts to complete a bicycle path along the levee of the Los
Angeles River connecting downtown Los Angeles with the
waterfront in Long Beach.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 15
3.0 MEETING INFRASTRUCTURE NEEDS
3.1 Water and Wastewater
Three water agencies supply water to the businesses,
residents, and utilities in Vernon ( see Figure CI- 3). The
majority of the City’s water is supplied by the City of
Vernon’s Water Department. The area north of the Los
Angeles River and east of a line just west of Indiana Street
is supplied by the California Water Service Company ( Cal
Water), East Los Angeles District. The small portion of
Vernon south of the Los Angeles River and east of Atlantic
Boulevard is serviced by Maywood Mutual Water
Company Number 3.
The City of Vernon water system has received a Class I
rating, the highest possible, by the Insurance Service
Organization. The City’s water distribution system
consists of 250,000 linear feet of pipe, nine wells, seven
ground- level reservoirs, one elevated tank, and a below-ground
reservoir. The total storage capacity is 16 million
gallons. In addition, Vernon has a direct interconnection to
the Metropolitan Water District ( MWD). The MWD
connection provides both a supplemental water source and
an emergency supply in the event of a major power
outage. The average pressure in the distribution systems is
about 75 pounds per square inch ( psi).
Details of the sources and levels of water consumption
used by the City of Vernon Water Department are
provided in the Resources Element.
The City owns its own sewerge collection system which
discharges into the system managed by the Los Angeles
County Sanitation Districts ( LACSD). The majority of
Vernon is within District 23, but also contains territory in
Districts 1 and 2.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 16
BANDINI BLVD
61st St
Fruitland Av
58th St
60th St
E WASHINGTON BLVD
56th St
S Alame da S t
SLAUSON AV
S SANTA FE AVE
Alcoa Av
District Blvd
Soto St
Eastern Av
54th St
S Boyle Av
Pacific Blvd
52nd St
E Vernon Av
Gifford Av
E 55th St
Pine Av
E 26Th St
E 57th St
E 50th St
LEONIS BLVD
Triggs St
Holmes Av
King Av
E 46th St
Malabar St
Sheila St
Seville Av
Clarendon Av
Noakes St
59th Pl
Corona Av
E 27th St
Carmelita Av
E 38th St
52Nd Pl
E 58th St
E 44th St
Miles Av
E 25th St
E 51st St
E 48th St
Emery St
Couts A
E 49th St
Alba ny S t
E 52nd St
TELEGRAPH RD
Ross St
Leonis St
E 56th St
E 54th St
St
Arb utus Av
E 15Th St
Lindbergh Ln
Malburg Wy
Exchange Av
Nobel St
Vi ole t Al
Bickett St
Astor Av
Ayers Av
E 52nd Pl
McBird A v
Laura Av
Maywood Av
E 48th Pl
Ham pton St
Charter St
St
41st Pl
60th Pl
S Herbe r t Av
E 45th St
Belgrave Av
S Indiana St
ker Av
E 43rd St
E 58th Pl
S Bonnie Beach Pl
Packers Av
Seville Av
Los Palos St
S Sunol Dr
Chambers St
Holabird Av
Hawthorne Av
Furlong Pl
E 49Th St
E Sla
Sheila St
61st St
E 51st St
Long Beach Frwy
Belgrave Av
DISTRICT BLVD
26Th St
E 26th St
Aye rs Av
E VERNON AV
Irving St
E 37TH ST
E SLAUSON AV
E 45th St
E 46th St
42nd St
E 50th St
St
St
PACIFIC BLVD
E 28th ST
30th St
E 45th St
E 46th St
Sain t Charles St
E VERNON AV
Sierra Pine Av
A lcoa A v
Seville Av
53rd St
55th St
57th St
Everett Av
61st Pl
Woodlawn Av
61st St
E Slauson Av
Fruitland Av
RANDOLPH ST
LOS ANGELES RIVER
Maywood Av
Fishburn Av
59th Pl
57th St
S ATLANTIC BLVD
Indiana St
Dunham St
Ransom St
BANDINI BLVD
UNION PACIFIC RR
BURLINGTON NORTHERN SANTA FE RR
LOS ANGELES JUNCTION RR
UNION PACIFIC RR
UNION PACIFIC RR
BURLINGTON NORTHERN SANTA FE RR
UNION PACIFIC RR
UNION PACIFIC RR
E Slauson Av
FRUITLAND AV
E 54th St
E 52nd St
Ros s St
E 37th St
ALAMEDA ST
BOYLE AV
SOTO ST S Soto St
S Santa Fe Av
E 49th St
rtin Luther
ng Jr Blvd
41st St
E 40th Pl
Alam eda St
S Santa Fe Av
Regent St
E 26th St
DOWNEY RD
Alcoa Av
RANDOLPH
Loma Vista Av
S ATLANTIC BLVD
Loma Vista Av
E 50th St
52nd St
54th St
56th St
58th St
55th St
58th St
Mayflower Av
Vernon
Water
Division
California
Water
Company
Maywood
Mutual
No. 3
0 500 1,000 1,500 2,000 2,500
Feet
Last Update: EDAW, February 21, 2007.
Source: City of Vernon, 2006; and Los Angeles County, 2006.
LEGEND
WAT E R S E RV I C E
F i g u r e C I - 3
City Boundary
Vernon Water Division
California Water Company
Maywood Mutual No. 3
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 17
These Districts, along with more than a dozen others, are
signatories to a Joint Outfall Agreement. This agreement
provides for the operation and maintenance of an
interconnected Joint Operating System of wastewater
collection, treatment, reuse, and disposal facilities across a
large portion of the urban region. The Joint Operating
System includes the following treatment plants:
􀂃 Joint Water Pollution Control Plant, Carson;
􀂃 Whittier Narrows Water Reclamation Plant ( WRP),
near South El Monte;
􀂃 Los Coyotes WRP, Cerritos;
􀂃 San Jose Creek WRP, near Industry;
􀂃 Long Beach WRP, Long Beach; and
􀂃 Pomona WRP, Pomona.
All of the sewerage generated in Vernon is treated by the
Joint Water Pollution Control agency.
3.2 Storm Drainage
Stormwater runoff in Vernon is conveyed through local
and and Los Angeles County Flood Control District storm
drainage systems. Discharges are regulated under an
existing NPDES permit for municipal stormwater ( NPDES
Permit CAS004001, Order No. 01- 182, and in particular,
Subsection 8.14.6.3- Industrial Stormwater). This permit
was not written specifically for Vernon; it covers most of
Los Angeles County and includes Vernon as a co-permittee.
The permit establishes a framework of
requirements for monitoring discharges and water quality,
performing best management practices, and submitting
reports to the Regional Water Quality Control Board, Los
Angeles Region.
To address growing concerns with stormwater runoff
contamination in urban areas, the Los Angeles Regional
Water Quality Control Board ( LARWCB) looks for co-permittees
to capture and treat runoff on individual
parcels at the time properties are redeveloped. The
LARWCB policy is to seek to infiltrate as much of the
stormwater as practical. In Vernon, this approach is
difficult, primarily due to the industrial nature of the City
and the potential for ground water contamination and the
need to utilize available surface area to meet parking and
loading requirements. The City supports a more
comprehensive approach and will continue to explore
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 18
options to meet NPDES requirements creatively and in
ways that can help achieve other City goals as well.
3.3 Electrical Generation and Distribution
The City of Vernon operates its own Light and Power
Department, supplying customers throughout the City
with reliable and comparatively low- cost electrical power.
The City generates electrical power and also purchases
power from third- party suppliers through its connection
with the Southern California Edison bulk power system
and the Cal- ISO grid at the Laguna Bell Substation.
For many years, the City’s power- generating facility has
supplied local customers with local power, supplemented
as needed through connections to the grid. More recently,
the Malburg Generating Station, which is a combined cycle
plant with two natural- gas- fired combustion turbines and
one steam turbine, has been providing additional power.
However, in an effort to be able to supply nearly all of the
local electrical demand, the City intends to construct a new
natural gas- fired power plant at 3200 Fruitland Avenue.
When constructed, the Vernon Power Plant is expected to
have a capacity of 914 megawatts of electric power using
three natural- gas- fired combustion turbines and one steam
turbine.
Vernon anticipates that when this facility is operational,
Vernon will not need to import electricity from outside
sources, and will even be able to contribute to the regional
electricity reserves through a line connecting the plant to
Southern California Edison’s Laguna Bell substation in
Commerce.
3.4 Communications and Information
Technology
To attract new businesses and to accommodate businesses’
ever- changing telecommunications needs, Vernon has
established a network of fiber- optic cables in the City. This
enables businesses to receive exceptionally clear telephone
and internet service, giving Vernon an advantage when
competing for business. The City will continue to be
proactive in developing telecommunications systems
beneficial to businesses, including the development of data
centers in the City.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 19
3.5 Gas System
As a means of attracting and retaining industrial users, the
City has developed a system for transporting and
providing natural gas to businesses within the City at
competitive prices. The City is currently providing
natural gas to the Malburg Generating Plant and other
businesses. A fully developed distribution system exists
and connection is available to all businesses.
4.0 GOALS AND POLICIES
To support the needs of existing businesses in Vernon and
to attract new enterprises consistent with the City’s vision
to remain an industrial city, Vernon will continue to
improve its infrastructure – from the street system to
energy facilities to communications systems.
GOAL CI- 1
Provide a balanced transportation system for the safe and
efficient movement of people, goods, and emergency
services throughout the City.
POLICY CI- 1.1: Continue to improve the street
system to meet the minimum standards
contained in this Element.
POLICY CI- 1.2: Continue to coordinate with
the rail companies to provide for efficient rail
service that minimizes impacts on the local
street system.
POLICY CI- 1.3: Limit transportation- related
uses, including freight and truck terminals,
to existing sites.
POLICY CI- 1.4: Limit rail yards to areas
agreed on and consolidate rail spurs where
feasible.
POLICY CI- 1.5: Evaluate implementing
measures that reduce the maneuvering of
trucks on streets with substantial traffic during
periods of high traffic volumes.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 20
POLICY CI- 1.6: Continue to pursue grade
separation for railroad crossings on designated
streets.
POLICY CI- 1.7: Encourage the continued
improvement of services provided by the Los
Angeles County Metropolitan Transit
Authority to Vernon and adjacent cities to
provide good access from home to job and job
to home for persons employed in Vernon.
POLICY CI- 1.8: Encourage the use of ride
sharing and public transit for persons
employed in the City to reduce traffic
congestion and the need for off- street parking
in the City.
POLICY CI- 1.9: Continue to work with
Caltrans and neighboring jurisdictions to
improve the Atlantic/ Bandini/ I- 710
intersection and to make improvements to the
I- 710 Freeway, including direct truck ramps to
the rail yards and exploring the potential for
adding an interchange at Slauson Avenue to
improve access to the City.
POLICY CI- 1.10: Gradually eliminate
unnecessary rail spur lines, and permit the
combination of properties across spur lines.
POLICY CI- 1.11: Widen Soto Street consistent
with the cross section shown in Figure CI- 1.
POLICY CI- 1.12: Consider installing and
maintaining an ATSAC system to improve
traffic flow.
POLICY CI- 1.13: Cooperate with the
Metropolitan Transportation Authority and
other local agencies in their efforts to complete
a bicycle path along the levee of the Los
Angeles River connecting to adjacent
jurisdictions.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 21
GOAL CI- 2:
Work toward the provision of adequate off- street
parking and loading facilities for each business.
POLICY CI- 2.1: Implement methods to
encourage provision of new off- street parking
and loading facilities.
POLICY CI- 2.2: Encourage cooperative
efforts among businesses to resolve off- street
parking problems and meet zoning code
requirements.
POLICY CI- 2.3: Explore the potential of
creating public parking lots for employee
parking using parking assessment districts or
redevelopment powers.
POLICY CI- 2.4: Require an existing business
or property to comply with zoning code
requirements for off- street parking and loading
at such time as any nonconforming building or
use is required to be brought into conformity
with the Zoning Code.
GOAL CI- 3
Maintain the water supply system to meet both normal
demand and emergency needs.
POLICY CI- 3.1: Periodically evaluate the
entire water supply and distribution systems to
determine their continued adequacy and to
attempt to eliminate deficiencies or enhance
service.
POLICY CI- 3.2: Require all new
developments and expansions of existing
facilities bear the cost of providing adequate
water service to meet the increased demand
which they generate.
.
POLICY CI- 3.3: Implement the programs and
policies contain in the City’s Urban Water
Management Plan, including particularly those
related to reliability planning and conservation
and reuse.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 22
POLICY CI- 3.4: Use reclaimed water for
cooling and other functions at the Malburg
Generating Station and the future Vernon Power
Plant to the greatest extent feasible.
GOAL CI- 4
Maintain the sewer system to assure the health and
safety of all residents and businesses.
POLICY CI- 4.1: Periodically evaluate the
sewage disposal system to determine its
adequacy to meet changes in demand and
changes in types of waste.
POLICY CI- 4.2: Ensure that all new
developments bear the cost of expanding the
sewage disposal system to handle any increase
in load that they generate.
POLICY CI- 4.3: Investigate and implement
means of financing maintenance and
improvements to the sewer system.
GOAL CI- 5
Maintain the storm drainage system to assure the
protection of lives and property of in Vernon.
POLICY CI- 5.1: Periodically evaluate the size
and condition of the storm drainage system to
determine its ability to handle expected storm
runoff.
POLICY CI- 5.2: Evaluate the impact of all
new developments and expansion of existing
facilities on storm runoff, and require that the
cost of upgrading existing drainage facilities to
handle the additional runoff is paid for by the
development which generates the need to
improve a facility.
POLICY CI- 5.3: Monitor the use and storage
of hazardous materials to prevent accidental
discharge into the storm drainage system.
POLICY CI- 5.4: Allow new development
projects to creatively implement NPDES
standards and requirements.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 23
GOAL CI- 6
Improve the City’s capability to generate and supply
electric power to achieve energy self- sufficiency.
POLICY CI- 6.1: Expand, operate, and
maintain an electrical utility system in an effort
to provide an adequate level of service to
businesses and other uses in the City.
POLICY CI- 6.2: Improve the electrical utility
system in an effort to allow the City to meet any
changes in demand over time.
POLICY CI- 6.3: Cooperate and/ or participate
with other agencies or parties in the expansion
or development of power generation.
POLICY CI- 6.4: Evaluate the impact of all
new development on the electrical energy
system, and require that the cost of upgrading
existing facilities is paid by the development,
which necessitates the upgrade.
POLICY CI- 6.5: Expand the City’s capability
to generate and provide natural gas to enhance
the power/ energy supply system.
GOAL CI- 7
Provide the highest quality communications and
information technology services throughout the City.
POLICY CI- 7.1: Work with communication
and technology service providers to provide for
state- of- the- art internet, phone, and wireless
communications equipment and services.
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VERNON GENERAL PLAN
HOUSING ELEMENT
Vernon General Plan
Housing Element
Housing Element - 1
HOUSING ELEMENT
1.0 INTRODUCTION
Vernon is located near the geographic center of Los Angeles
County. The City is bounded on the north and west by Los
Angeles, on the east by Commerce and Bell, and on the south
by Huntington Park and Maywood. Vernon is three miles
southeast of downtown Los Angeles ( Figure H- 1), and 15
miles north of major harbor and port facilities in San Pedro
and Long Beach.
As in any city with much industry and many jobs, the City of
Vernon must be concerned with housing. Proximity of
housing to jobs is important to both employers and
employees. The availability of adequate housing is an
important aspect of planning for the long- term viability of the
City and its businesses.
Vernon General Plan
Housing Element
Housing Element - 2
Figure H- 1: Regional Location
Vernon General Plan
Housing Element
Housing Element - 3
1.1 State Requirement
The California Government Code is very specific concerning
the preparation and content of a housing element. It is the
only element which must be reviewed by the State for
completeness and compliance with the law before it is
adopted. The element examines existing conditions and,
thorough analysis, identifies housing needs and presents
programs to meet those needs. The legislature has deemed
that the Housing Element is the appropriate mechanism to
implement State- wide goals regarding the provision of decent
and suitable housing for all persons. The Government Code
also makes it clear that the provision of affordable housing is
the responsibility of all local governments and that they, using
vested powers, should make a conscious effort to see that
there are housing opportunities for all income groups ( Section
65580). The intent of the State housing element requirements
is based on the following concerns ( Section 65581):
1. Local governments should recognize their
responsibilities in contributing to the attainment of the
State’s housing goals;
2. Cities and counties should prepare and implement
housing elements coordinated with State and federal
efforts in achieving the State’s housing goals;
3. Each local jurisdiction should participate in
determining the necessary efforts required to attain the
State’s housing goals; and
4. Each local government must cooperate with other local
governments to address regional housing needs.
This Housing Element was prepared in compliance with State
requirements, and covers the required 2000- 2008 period for
jurisdictions in the SCAG region. The Element is currently
being amended to address changing environmental conditions
in the City, including the siting of additional waste and energy
facilities ( described later in Section 2.2), and will be updated
again in 2008 to coincide with the SCAG update cycle.
Many of the housing goals and programs which are desirable
in non- industrial jurisdictions are not feasible in Vernon. The
noise, dust, vibration and chemical wastes and odors from
Vernon’s local industries ( many of which operate around the
clock) serve as a deterrent to housing development. Moreover,
housing should not be encouraged in close proximity to heavy
Vernon General Plan
Housing Element
Housing Element - 4
industry for health and safety reasons. The Government Code
makes it clear that the local government has the responsibility
to consider such environmental factors in the Housing
Element ( Section 65580( e)). Therefore, this Housing Element
reflects the unique realities within the City of Vernon.
1.2 Relation to Other General Plan Elements
The Vernon General Plan is comprised of the following six
elements:
􀂃 Land Use;
􀂃 Infrastructure;
􀂃 Housing;
􀂃 Safety;
􀂃 Natural Resources; and
􀂃 Noise
The Housing Element builds upon the other General Plan
elements and is entirely consistent with the policies and
proposals set forth by the Plan. As portions of the General
Plan are amended in the future, the Plan ( including the
Housing Element) will be reviewed to ensure that internal
consistency is maintained.
1.3 Sources of Information
The City of Vernon consists of a single Census Tract, 5324.00.
The 1990 census originally incorrectly attributed Census Tract
5323.01, BG 7 to the City of Vernon, as well as seven units
within Census Tract 5324 BG 2 which fall outside the City
limits. The City requested a revision from the Census Bureau,
and subsequently received an adjustment to its housing unit
and population totals ( 30 housing units, 82 population). Only
one unit has been developed in Vernon since 1990, bringing
the total unit count to 31. Unfortunately, the 2000 Census
again incorrectly documented the City’s unit count as 26 and
occupied households as 25, a figure which has incorrectly been
used by the State Department of Finance ( DOF) as well as the
Gateway Cities Council of Governments ( COG). The City has
verified the existence of 31 units within its jurisdiction ( of
which 28 are occupied), the addresses for which are listed in
the Appendix, along with a memo to DOF requesting
Vernon General Plan
Housing Element
Housing Element - 5
correction of the housing unit count. While Census data and
data from the COG are used within the Housing Element, it is
hereby acknowledged these data represent an undercount of
five units. In addition, because of the City’s extremely limited
housing stock, combined with the fact that the City owns 26 of
these units, original data from the City on housing and
household characteristics is utilized where available in place
of the census.
In addition to housing conditions and market information
provided by the City, the following documents serve as
supplemental material to the Vernon Housing Element and
are incorporated by reference:
1. City of Vernon, Community Services Department:
Letter to State Department of Finance, May 26, 2005.
2. 2004 SCAG Regional Transportation Plan
Socioeconomic Projections.
1.4 Public Participation
Section 65583 ( c)( 6)( A) of the Government Code states, “ The
local government shall make a diligent effort to achieve public
participation of all economic segments of the community in
the development of the housing element, and the program
shall describe this effort.”
The City Council has not created a separate Planning
Commission, so all public hearings are conducted before the
Council.
For purposes of this Housing Element, community residents
will be provided the following opportunities to review and
comment on the Draft Element prior to adoption. The Draft
Element will be available for review in the City’s Community
Services Department and placed in local libraries. Copies will
be made available on request to any person at a nominal
charge. Upon receipt of comments from the State Department
of Housing and Community Development on the Draft
Element, the City Council will conduct a public hearing on the
Element. Notice will be published in the local newspaper, will
be posted in the City, and will be mailed to those who have a
request for notice on file in advance of the hearing.
Vernon General Plan
Housing Element
Housing Element - 6
2.0 HOUSING PLAN
2.1 Summary of Housing Needs
Population and Housing Trends
City records indicate Vernon’s housing stock and related
resident population base has undergone little change since
1980. The City had a 1980 housing stock of 35 dwelling units,
supporting a resident population of 85 persons. Only one
residential unit has been constructed since that time. Several
substandard residential units have been removed from the
housing stock, including three units in 1984, one unit in 1985,
and one in 1992, bringing the current unit count to 31. These
housing units are all located west of Downey Road. Since
1980, the resident population has ranged between 77 and 96
persons, with the current population estimated by the City to
be 96 persons.
The Gateway Cities Council of Governments ( COG), of which
Vernon is a part, has developed population, housing and
employment forecasts through the year 2030. These forecasts
have been developed as part of the subregion’s input to SCAG
for the Regional Transportation Plan, adopted by SCAG in
April 2004. As illustrated in Table H- l, SCAG projections
show Vernon’s households remaining constant at 25, while
population is expected to marginally increase to 99 persons by
the year 2030. As previously described in Section 1.3 of the
Introduction, Vernon actually has 28 occupied households, not
25 as indicated by the Census and subsequently used by the
COG. Despite this error, the COG projections are still relevant
in that they indicate no future housing growth within the City.
Table H- 1 therefore also presents the actual household and
population count in 2000 as verified by the City, and applies
SCAG’s projections to these baseline figures, resulting in a
2030 household count of 28 and population count of 104.
Table H- 1
City of Vernon
Projected Population and Household Growth
2000- 2030
2000 2010 2020 2030
Pop Hshlds Pop Hshlds Pop Hshlds Pop Hshlds
SCAG 91 25 95 25 97 25 99 25
City
( Actual)
96 28 100 28 102 28 104 28
Source: 2004 SCAG Regional Transportation Plan Socioeconomic Projections.
Vernon General Plan
Housing Element
Housing Element - 7
Housing Characteristics
Households
In the City’s May 2005 correspondence to the State
Department of Finance, Vernon documented a total of 28
households or occupied housing units ( see Table H- 2) with a
resident population estimated at 96 persons. Average
household size is 3.4 persons per unit. The housing stock is
not projected to decline over the next twenty years, and any
growth in population will be nominal. The City does not
expect to experience any increase in the number of persons per
household. Housing vacancy is low in the City, with only
three units currently unoccupied.
Table H- 2
Housing Characteristics
2005
Total Housing Units 31
Occupied Units/ Total Households 28
Average Household Size 3.4
Total Population 96
Source: City of Vernon, Community Services Department: Letter to State
Department of Finance, May 26, 2005
Table H- 3 presents City- collected data on housing tenure
( owner/ renter) and housing units per structure, as reported to
the State Department of Finance. Of the total 31 housing units
in Vernon, 25 are renter occupied, three are owner occupied,
and three are vacant. Compared with the Countywide figure
of 52 percent, Vernon has a significantly higher proportion ( 89
percent) of renter households. The majority of Vernon’s
housing stock is comprised of single- family dwellings, with
only one apartment building located in the City. The City
owns 84 percent of the total housing stock: 26 dwelling units,
18 of which are single family dwellings and one of which is an
8- unit apartment building. The City rents most of these units
to public safety personnel, such as fire, police, street
maintenance, and utility operators, to ensure the availability of
such personnel in case of emergency.
Vernon General Plan
Housing Element
Housing Element - 8
Table H- 3
Units in Structure/ Housing Tenure 2005
Total
Owner
Occupied
Renter
Occupied
Vacant
Units
Total Housing Units 31 3 25 3
Detached Single- Family 19 1 15 3
Attached 2 1 1 0
Duplex 2 1 1 0
Apartments 8 0 8 0
Mobile Home 0 0 0 0
Source: City of Vernon, Community Services Department: Letter to State
Department of Finance
Housing Condition
Given the limited housing stock in Vernon, City staff are able
to assess housing conditions on an ongoing basis. Although
the housing stock is older ( largely built before 1950), City staff
have determined that all 31 units, or 100% of the housing
stock, is well maintained and in good condition. One unit,
which had fallen into disrepair, was demolished by its owner
in 1992. A major reason for the unusually good quality of
housing conditions in Vernon is the City’s ownership of 84
percent of the housing stock, and its responsibility for
maintaining these units. As needed, the City performs any
required repairs and upgrades. The great demand for
industrial space in the City means that unnecessary or poorly
maintained units are unlikely to remain unless acquired by the
City.
Vernon General Plan
Housing Element
Housing Element - 9
Housing Affordability
Because the City’s resident population is so small, its
household needs are negligible when traditional needs
analysis methods are applied. According to HUD’s 2000
CHAS Data, one- quarter of the households in Vernon earned
low ( 80 percent MFI) incomes in comparison to Los Angeles
County median household income of $ 51,300 for the same
period. However, due to the fact that the City owns and rents
most of the housing at unusually low monthly rents, housing
overpayment is virtually non- existent. City- owned
apartments and houses rent at the following levels:
1 bedroom apartment $ 147
2 bedroom apartment $ 173
2 bedroom house $ 205
3 bedroom house $ 236
3 bedroom house $ 367 ( in Huntington Park)
These rental rates are well below the maximum affordable
rents for very low income ( 50% MFI) households established
by HUD for assisted housing in Los Angeles County,
summarized in Table H- 4. Using State and Federal standards
for housing overpayment of more than 30 percent of gross
monthly income, the 2000 Census and HUD document that
none of the City’s low income households are facing housing
overpayment.
Table H- 4
Los Angeles County Income and Rent Limits
for Assisted Housing 2005
Family Size
Very Low
Income
50% MFI
Low Income
80% MFI
Moderate
Income
120% MFI
Occupancy Income Limits
Small family ( 3 persons) $ 29,500 $ 47,150 $ 59,500
Large Family ( 5 persons) $ 33,350 $ 56,600 $ 71,400
Maximum Rent
Small family ( 3 persons) $ 620 $ 744 $ 1,364
Large Family ( 5 persons) $ 743 $ 892 $ 1,636
Notes: MFI- Median Family Income. 2005 Los Angeles County MFI for family of
four - $ 55,100.
Vernon General Plan
Housing Element
Housing Element - 10
Certain segments of the population may have a more difficult
time finding decent, affordable housing due to special
circumstances. The Housing Element is required to evaluate
the following special needs households: elderly, handicapped
persons, large families, female- headed households and the
homeless. Due to the small size of the City’s total resident
population, the magnitude of households in Vernon with
special needs is very small.
Special Needs Groups
Elderly
The special needs of many elderly households result from
their lower, fixed incomes, physical disabilities, and
dependence needs. The City estimates that five residents in
Vernon are age 65 and above, representing a nominal five
percent of the population. The proportion of elderly persons in
Vernon is likely to remain low as the majority of the City’s
limited housing stock is occupied by working- age, public
safety personnel.
Handicapped
The City estimates that two persons living in Vernon have
disabilities that would likely affect their housing needs. The
City’s heavily industrial environment presents added
constraints to the handicapped. Large volumes of street and
rail traffic, and delays caused by trains and parked trucks
additionally limit the maneuverability of handicapped
individuals. In order to address the needs of its handicapped
residents and employees, the City enforces requirements for
handicapped accessibility in new construction, and has
undertaken a program to install curb ramps for wheelchairs.
The City will continue in its efforts to provide equal access to
jobs and public facilities for the handicapped.
Large Families/ Overcrowding
Large families are identified as a group with special housing
needs based on the limited availability of adequately sized,
affordable housing units. Large households are often of lower
income, often resulting in the overcrowding of smaller
dwelling units and in turn accelerating unit deterioration. The
2000 Census identifies ten households as having five or more
members, representing 40 percent of all households. The
City’s industrial character presents similar disadvantages for
families with children as it does for the handicapped. Access
to residential services, such as education, recreation and local
Vernon General Plan
Housing Element
Housing Element - 11
retail goods and services, is along roadways with high levels
of truck traffic, railroad crossings and loading activities. These
conditions make pedestrian access to residential service
facilities difficult and unsafe, particularly for children.
In terms of household overcrowding ( defined as greater than
1.01 persons per room), the 2000 Census identifies only one
overcrowded unit in Vernon. Household overcrowding is not
a significant issue in Vernon, due in large part to the City
ownership of the majority of the housing stock.
Female- Headed Households
Female- headed households tend to have low incomes, thus
limiting housing availability for this group. The 2000 Census
identifies three female- headed households in Vernon,
representing 12 percent of all households. The housing needs
of female- headed households of lower income can be
addressed through the continued provision of affordable
housing.
Homeless
Throughout the country, homelessness has become an
increasing problem. Factors contributing to the rise in
homelessness include the general lack of housing affordable to
low and moderate- income persons, increases in the number of
persons whose incomes fall below the poverty level,
reductions in public subsidy to the poor, and the
deinstitutionalization of the mentally ill. City records indicate
that there are few homeless persons or families in Vernon.
This is likely due to the City’s industrial environment, and its
lack of social and residential services.
Because there are few homeless in Vernon, the development of
a separate emergency shelter is not warranted. If necessary,
the City can address the needs of homeless in the area by
supporting nearby shelters such as the Salvation Army Shelter
located in the adjacent City of Bell. In addition, a large
number of facilities for homeless individuals and families are
located within a five- mile radius of the City.
The Salvation Army Bell Shelter is a regional emergency
shelter offering emergency and transitional care for up to 340
homeless adults, including 154 in the shelter, 128 in the drug
and alcohol program, and 49 in longer term transitional
housing. In addition to a place to stay, the Bell Shelter
provides case management; substance abuse rehabilitation;
individual and group therapy/ counseling; on- site health care,
Vernon General Plan
Housing Element
Housing Element - 12
medical referrals and HIV/ AIDS education; job training; on-site
adult education classes and life skills classes.
Future Housing Needs
State law requires jurisdictions to provide for their fair share
of regional housing needs. The Southern California
Association of Governments ( SCAG) determines the projected
housing needs for Southern California jurisdictions. Future
housing needs reflect the number of new units needed in a
jurisdiction ( future demand), plus an adequate supply of
vacant housing to assure mobility and new units to replace
losses. These needs were forecast by the 2000- 2005 Regional
Housing Needs Assessment ( RHNA), which considered on a
regional and local level: market demand for housing,
employment opportunities, availability of suitable sites and
public facilities, commuting patterns, type and tenure of
housing need, and housing needs of farm workers. In
November, 2000, SCAG adopted the final 2000- 20051 RHNA
which included a future housing need of zero ( 0) in the City of
Vernon, consistent with the City’s RHNA allocation for the
1989- 1994 period. Future housing growth has been deemed
inappropriate in Vernon due to the City’s pervasive industrial
environment and land use incompatibilities related to
hazardous materials, background contamination, noxious
odors, noise pollution, and truck and railroad traffic.
While the City’s environmental conditions have precluded
requirements for future housing development in Vernon, the
City will accommodate residential development to the extent
necessary to support public safety personnel. Major
environmental constraints preclude other types of housing.
Energy and Water Conservation
Compared with Vernon’s energy- intensive industries, housing
consumes only a small proportion of the City’s total energy
consumption. The City utilizes Title 24 energy standards for
residential construction to minimize energy consumption.
Necessary sound insulation on residential units also results in
effective heat insulation, thus reducing energy usage. Power
is provided by the City through its electric system. The
Southern California Gas Company provides fuel for most
heating needs, and offers programs for water heater
insulation, attic insulation, and water flow limiting devices.
City water is provided to all dwelling units either from
ground water or by import from the Metropolitan Water
District. Compared to the City’s large industrial users,
Vernon General Plan
Housing Element
Housing Element - 13
residential water use is minimal, and no special conservation
steps have been deemed necessary.
2.2 Constraints on Housing Development
Governmental Constraints
Future housing growth has been deemed inappropriate in
Vernon due to the City’s pervasive industrial environment,
and land use incompatibilities related to hazardous materials
storage and processing, background contamination, noxious
odors, noise pollution, and truck and railroad traffic. The
City’s zoning ordinance, therefore, does not allow for new
residential housing, except to the extent necessary to house
City public safety personnel. These provisions are consistent
with health and safety codes that limit housing location or
siting due to the heavy industrial nature of the City.
Due to the environmental factors affecting any future
residential development, the City has determined that limiting
the number of building permits that may be issued for
residential construction to zero is necessary for the protection
of the public health, safety, and welfare of the residents of the
City, unless there is a particular need to house safety
personnel for the City. If any permits are issued for new
residences ( which would be only for the purpose of housing
City safety personnel), the City proposes limiting new
attached and detached residential units to the Commercial-
Industrial ( C- M) 2 zone. According to the City’s Land Use
Element, approximately 162 net acres are designated C- M,
extending the length of the Santa Fe Avenue corridor through
the City. This corridor is characterized by businesses which
serve industrial uses and their employees; i. e. banks,
restaurants, convenience stores and light industry. Industrial
and manufacturing uses are also present, however, heavy
industrial uses including hazardous waste processors, trash-to-
energy facilities, waste transfer stations, transportation-related
uses and refineries are not permitted.
Residential dwelling unit standards for new single family
detached units in the C- M zone include: 5,000 square foot
minimum lot size, 10 foot front yard and 5 foot side and rear
yard setbacks, maximum two stories or 35 feet in height, and a
one- car garage minimum per dwelling unit. Standards for
new multiple- family units include: minimum 4,000 square foot
lot size per dwelling, 5 foot front, side and rear yard setbacks,
maximum three stories or 45 feet in height, and at least one
garage space per dwelling unit plus additional parking at one
Vernon General Plan
Housing Element
Housing Element - 14
space for each two units. Residential uses are required to be
equipped with air conditioning, approved air and water
filtration systems, and sound insulation to protect residents
from exposure to adverse environmental conditions.
While Vernon fully intends to retain its industrial focus, it
specifically permits continuation of the limited residential uses
currently existing in the City, including renovation,
restoration, maintenance and repair of those existing
residences, and possible limited new residences solely for City
public health and safety personnel.
The City’s permit processing fees and procedures do not
unreasonably constrain residential development. Fees are
comparable to those within the region, and have been set at a
level necessary to cover the costs to the City.
Non- governmental Constraints to Housing
In Vernon, there is virtually no land available which would be
suitable for the development of housing. Although the
Housing Element inventory of vacant and underutilized sites
identifies ten potential sites, serious environmental conditions
render these sites unsuitable for residential development.
These sites are discussed in detail in Section 2.3.
Environmental factors affecting potential residential
development are related to hazardous materials storage and
processing, background contamination, noxious odors, noise
pollution, and truck and railroad traffic generated by the
City’s pervasive industrial land uses. Inadequate access to
residential services is an additional constraint to residential
development in the City. These factors which tend to preclude
the use of land for residential purposes in Vernon must be
considered in establishing where housing might be located in
the City.
Hazardous Materials
With a history as an industrial City, Vernon’s heavy and
prolonged industrial use is reflected in the following
conditions ( refer to Figures H- 2 and H- 3):
􀂃 A high concentration of both underground ( 38 facilities
with 82 underground storage tanks) and above ground
hazardous material storage tanks throughout the City.
Vernon General Plan
Housing Element
Housing Element - 15
􀂃 Within the City, 571 business handle/ store hazardous
materials. 37 of these businesses handle high levels of
extremely dangerous materials regulated by the State.
􀂃 Numerous underground pipelines throughout the
City, many carrying potentially explosive materials.
􀂃 Residual soil contamination resulting from prior
manufacturing activities on the sites and from
previously abandoned chemical waste, open disposal
pits, aeration ponds, landfills or petroleum related
activities. ( A high lead content in the soil is common.)
Twenty sites are on the State hazardous waste
Superfund List, with one additional site on the Federal
hazardous waste Superfund List.
􀂃 Approximately 130 miles of railroad track historically
treated with herbicides for weed control. Right- of
ways show patterns of contamination from spilling,
overfilling or transfer of chemicals.
􀂃 Four California EPA- permitted hazardous waste
treatment, storage and disposal facilities.
􀂃 Ten closed landfill sites.
Overfilling storage tanks, leaking pipes and leaking tanks
have resulted in residual soil contamination in Vernon.
Sixteen sites have been declared Proposition 65 sites
( determined by laboratory tests to have excessive carcinogenic
or teratogenic chemical contamination). Remediation plans
are required to decontaminate the soil.
Due to high background and other petroleum contamination
and lack of feasible clean- up options, several sites were
remediated with covenants being recorded to advise future
purchasers of the presence of contamination. Due to public
health concerns, these sites would be unsuitable for future
sensitive land uses such as housing.
There is significant potential for chemical spills or accidents
due to the high concentration of underground storage tanks in
Vernon. The City’s Underground Tank Program has resulted
in the removal of over 1,000 tanks. Additionally, where
structures were threatened by tank removal, numerous
underground tanks were abandoned in place.
Vernon General Plan
Housing Element
Housing Element - 16
Another component of hazardous materials control in Vernon
is the “ right to know” program. All businesses in the City are
required to submit inventories of all hazardous materials used
or stored. The City currently has 571 businesses that handle or
store hazardous materials. Class C businesses with very high
maximum daily volumes ( 2,001 to 1,000,000 pounds) are the
most prevalent, and are located throughout the City. The risk
of upset from businesses handling such high volumes of
chemicals, many of which are toxic, is a factor that must be
considered in land use planning.
If high levels of certain highly toxic chemicals are present in a
business’ hazardous materials inventory, these businesses are
further regulated through the California Accidental Release
Prevention Program ( CALARP). Such businesses are required
to provide the City’s Environmental Health Department with
a CALARP report detailing how they plan to prevent the
release of such chemicals, as well as presenting a plan for
clean- up and notification if there were an accidental release.
Such regulated chemicals include ammonia and chlorine gas
and could impact a large geographic area if released. As
illustrated in Figure H- 2, Vernon currently has 37 businesses
regulated under CALARP.
The locations of businesses throughout the community with
underground storage tanks and/ or use or storage of chemical
materials indicate that the entire City is subject to chemical
spills or accidents, thereby illustrating its inappropriateness
for future residential development.
In summary, Vernon’s prolonged history as an industrial City
has resulted in significant background contamination.
Industries that store or use hazardous materials are pervasive
throughout the City. These conditions make Vernon a highly
unsuitable environment for sensitive

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November 2007
City of Vernon General Plan
CITY OF VERNON
GENERAL PLAN
Adopted December 3, 2007
Acknowledgements
The following individuals contributed to preparation of the Vernon General Plan:
City Council
Leonis C. Malburg, Mayor
Hilario " Larry" Gonzales, Mayor ProTempore
William " Bill" Davis, Council Member
Thomas A. Ybarra, Council Member
Michael McCormick, Council Member
City Staff
Kevin Wilson, Director of Community Services & Water
Sergio A. Canales, Planning Assistant
Consultants to the City
Hogle- Ireland, Inc.
Austin Foust Associates, Inc.
Wieland Associates, Inc.
Vernon General Plan
Table of Contents
Table of Contents - i
TABLE OF CONTENTS
Page
INTRODUCTION
Vernon – Founding of the City and Establishing It’s Mission ................................... 1
Vision for the Future ........................................................................................................ 4
Purpose and Scope of the Plan ....................................................................................... 5
Public Involvement in Developing the General Plan .................................................. 6
Relationship of Vernon General Plan to State Requirements for Plans .................... 6
Related Plans and Programs ........................................................................................... 7
LAND USE
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose of this Element ...................................................................................... 1
1.2 Focus ...................................................................................................................... 2
2.0 Land Use Plan................................................................................................................... 3
2.1 Land Use Terms and Concepts .......................................................................... 3
2.2 Land Use Designations and Land Use Policy Map ....................................... 4
2.3 Implications of Land Use Policy ........................................................................ 7
2.4 Relationship of Land Use Policy to the Zoning Ordinance ........................... 8
3.0 Goals and Policies ........................................................................................................... 9
CIRCULATION AND INFRASTRUCTURE ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 2
2.0 Circulation Plan ............................................................................................................... 2
2.1 Regional Circulation ........................................................................................... 2
2.2 Vernon’s Street System ....................................................................................... 4
2.3 Off- Street Parking and Loading Facilities ...................................................... 13
2.4 Other Transportation Modes ........................................................................... 14
3.0 Meeting Infrastructure Needs ..................................................................................... 15
3.1 Water and Wastewater ..................................................................................... 15
3.2 Storm Drainage .................................................................................................. 17
3.3 Electrical Generation and Distribution ........................................................... 18
3.4 Communications and Information Technology ............................................ 18
3.5 Gas System ......................................................................................................... 19
Vernon General Plan
Table of Contents
Table of Contents - ii
Page
4.0 Goals and Policies ......................................................................................................... 19
HOUSING ELEMENT
1.0 Introduction ...................................................................................................................... 1
1.1 State Requirement ............................................................................................... 3
1.2 Relation to Other General Plan Elements ........................................................ 4
1.3 Sources of Information ....................................................................................... 4
1.4 Public Participation ............................................................................................. 5
2.0 Housing Plan .................................................................................................................... 6
2.1 Summary of Housing Needs ............................................................................. 6
2.2 Constraints on Housing Development ........................................................... 13
2.3 Housing Opportunities ..................................................................................... 25
3.0 Goals, Policies, and Programs ..................................................................................... 32
3.1 Goals and Policies .............................................................................................. 33
3.2 Programs ............................................................................................................. 34
3.3 Redevelopment Agency Housing Requirements .......................................... 35
SAFETY ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 1
2.0 Identifying and Guarding Against Hazards .............................................................. 2
2.1 Natural Hazards .................................................................................................. 4
2.2 Human- caused Hazards ..................................................................................... 8
3.0 Goals and Policies ......................................................................................................... 10
RESOURCES ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 2
2.0 Identifying and Protecting Local Resources .............................................................. 2
2.1 Water Quality and Supply ................................................................................. 2
2.2 Air Quality ............................................................................................................ 4
2.3 Global Warming .................................................................................................. 5
2.4 Energy Supplies ................................................................................................... 6
2.5 Open Space ........................................................................................................... 7
Vernon General Plan
Table of Contents
Table of Contents - iii
Page
2.6 Cultural Resources .............................................................................................. 7
3.0 Goals and Policies ........................................................................................................... 8
NOISE ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose ................................................................................................................. 1
1.2 Focus ...................................................................................................................... 1
2.0 About Noise ...................................................................................................................... 2
2.1 Noise Metrics ....................................................................................................... 2
2.2 Noise and Health Effects .................................................................................... 5
2.3 Community Noise Standards ............................................................................ 5
3.0 Noise Environment in 2007 ............................................................................................ 7
3.1 2007 CNEL Contours .......................................................................................... 8
3.2 Transportation Noise Sources ............................................................................ 8
3.3 Industrial Noise Sources ................................................................................... 11
4.0 Future Noise Environment .......................................................................................... 12
5.0 Goals and Policies ......................................................................................................... 12
Appendix A: Implementation Plan
Vernon General Plan
Table of Contents
Table of Contents - iv
List of Tables
Table I- 1 Relationship of Vernon General Plan to Mandated State Elements ............. 7
Table LU- 1: Building Square Footage and Employment Projections ................................ 8
Table LU- 2: Relationship of Land Use Categories and Zoning Districts .......................... 9
Table CI- 1: Level of Service Descriptions ........................................................................... 10
Table H- 1: City of Vernon – Projected Population
and Household Growth 2000- 2030................................................................. 6
Table H- 2: Housing Characteristics 2005 ............................................................................. 7
Table H- 3: Units in Structure/ Housing Tenure 2005 ........................................................ 8
Table H- 4: Los Angeles County Income and Rent Limits
for Assisted Housing 2005 ............................................................................... 9
Table H- 5: Characteristics of Vacant and Underutilized Sites
in Commercial/ Industrial Zones ................................................................. 27
Table H- 6: Locational Characteristics of Vacant and Underutilized Sites
in Commerical/ Industrial Zones, November 2005 ................................... 28
Table H- 7: Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/ Industrial Zone, October 2005 .......... 31
List of Figures
Figure LU- 1: Floor Area Ratio ................................................................................................... 3
Figure LU- 2: Land Use Policy Map .......................................................................................... 5
Figure CI- 1: Street Cross Sections ........................................................................................... 6
Figure CI- 2: Circulation Plan ................................................................................................... 7
Figure CI- 3: Water Service ..................................................................................................... 16
Figure H- 1: Regional Location ................................................................................................ 2
Figure H- 2: Highly Toxic Regulated Substances ............................................................... 17
Figure H- 3: 2007 Noise Contours ......................................................................................... 21
Figure H- 4: Major Transportation Corridors ...................................................................... 24
Figure H- 5: Inventory of Vacant and Underutilized Sites ................................................ 26
Figure S- 1: Regional Faults .................................................................................................... 4
Figure S- 2: Liquefaction Zone ................................................................................................ 5
Figure S- 3: Dam Inundation Areas ....................................................................................... 7
Figure N- 1: Examples of Noise Levels ................................................................................... 4
Figure N- 2: Examples of Noise at Southern California Locations ..................................... 5
Figure N- 3: Community Noise Standards ............................................................................ 6
Figure N- 4: 2007 Noise Contours ........................................................................................... 9
Figure N- 5: Projected 2030 Noise Contours ........................................................................ 13
VERNON GENERAL PLAN
INTRODUCTION
Vernon General Plan
Introduction
Introduction - 1
INTRODUCTION
VERNON – FOUNDING OF THE CITY AND
ESTABLISHING ITS MISSION
The City of Vernon was founded in 1905 as an industrial city,
and it remains so today. This General Plan reflects the long
history and continues the City’s mission of maintaining
Vernon as an ideal location for industry in Southern
California.
At the turn of the twentieth century, the lands now comprising
Vernon were largely farmland. However, the location south of
downtown Los Angeles and the presence of major rail lines
led influential businessmen and property owners to encourage
railroad companies to run spur lines into the adjacent
farmlands. These rail extensions enabled the creation of an
“ exclusively industrial” city. James J. and Thomas Furlong
and John B. Leonis led the city formation effort, and Vernon
incorporated in 1905.
Vernon General Plan
Introduction
Introduction - 2
Although the presence of the rail lines facilitated industrial
development, the process was slow. A few new industrial
businesses located in Vernon during the colorful period
between incorporation and Prohibition Period of the 1920s.
Other businesses such as Doyle’s bar, which employed 37
bartenders, hosted an arena where 20 world championship
boxing matches were held, and had a ballpark for the Vernon
Tigers, who won Pacific Coast League championships on
multiple occasions also located in Vernon during this period.
By the 1920s, Vernon was attracting large stockyards and
meatpacking facilities, including slaughtering operations.
While the stockyards have vanished, meat processing remains
a signature business in the City. The Farmer John’s facility,
with its iconic pig mural, processes pork products, including
the famous Dodger Dogs enjoyed by baseball fans.
Refrigerated food storage began as an outgrowth of the early
meat packing and processing activities and is now a
significant activity as well.
Vernon farmland along the
Los Angeles River, 1926
Vernon General Plan
Introduction
Introduction - 3
To provide for the service requirements of these activities,
including the electrical demands of the cold storage and
refrigerated facilities, in the early 1930s the City began
building municipal water supply and distribution facilities, as
well as its own electrical power plant, which remains in
operation. The capability of the City to provide these two
critical services at a relatively low cost continues to be a
competitive advantage for Vernon in attracting industry.
During the 1920s and ‘ 30s, Vernon became the location of
choice for many heavy industrial plants, including steel,
aluminum, paper, and glass producers. Automobile assembly,
canning, and other manufacturing operations also were
established in the City in this period. As economic conditions
have changed over the decades, however, many of these large-scale
industrial operations have relocated out of Southern
California or even out of the country.
Los Angeles Union Stock
Yards in Vernon, 1937
Vernon General Plan
Introduction
Introduction - 4
The focus of businesses has shifted to smaller, more
specialized manufacturing, processing, and storage
operations.
The City’s business- friendly environment, low- cost utilities,
( largely due to the recent completion of the Malburg
Generating Station), and key location for trucking and rail
transport continue to position Vernon as an ideal location for
industrial uses.
VISION FOR THE FUTURE
As Vernon enters the twenty- first century, its mission and
character remains unchanged. For the foreseeable future,
Vernon will continue to be an almost totally industrial city,
with limited retail commercial and food service operations to
support the large day- time business population, and few
residences. City policy, land use restrictions, and limited land
availability will allow Vernon to continue its mission to attract
new, highly specialized industrial businesses.
As noted in the City’s 1992 General Plan, national economic
and environmental regulations have resulted in the shift of
many types of industrial operations to other areas of the
world. These forces have affected the type and character of
industrial operations in Vernon, as they have elsewhere in the
United States. Technological advances, environmental
regulations, the cost of labor and raw or processed materials,
and the cost of energy and petroleum products necessitate
Vernon Potteries, 1931
Vernon General Plan
Introduction
Introduction - 5
continuing change in Vernon’s industrial operations and in the
types of new industries desiring to locate in the City. Together
with the aging of both private development and the public
infrastructure, these factors require that a framework for
guiding future growth and development in the community be
developed. This General Plan addresses the continuing
change, growth, and development of Vernon over the next
two decades and provides a public policy statement regarding
the future of the City.
PURPOSE AND SCOPE OF THE PLAN
Adopted by the City Council and available to all businesses,
property owners, and others with an interest in the
community, the General Plan is available for public review at
all times. The Plan complies with the requirement by the State
of California that all cities prepare and adopt a
comprehensive, long- range plan to serve as a guide for the
future. The Plan contains the goals, policies, and explanatory
detail about issues important to the future of Vernon. Plan
policies address land use ( including housing), infrastructure,
public safety, resources, and noise within topic- related
chapters, or “ elements”. These elements are:
􀂃 Land Use Element
􀂃 Infrastructure Element
􀂃 Safety Element
􀂃 Natural Resources Element
􀂃 Noise Element
􀂃 Housing Element
General Plan policies and programs are supported by several
key documents, listed below. While not technically a part of
the Plan, each contributes to the ability of the City officials and
staff — as well as the public — to understand the Plan and carry
out its mandates. These documents may be updated,
modified, or replaced over time, and readers should seek the
current version for reference. These additional documents are:
􀂃 Final Environmental Impact Report ( FEIR) and
Monitoring Plan for the General Plan
􀂃 Implementation Plan
Vernon General Plan
Introduction
Introduction - 6
􀂃 Five- Year Capital Improvements Program
􀂃 Urban Water Management Plan
􀂃 Natural Hazards Mitigation Plan
􀂃 Standardized Emergency Management System ( SEMS)
Multi- hazard Functional Plan
Other documents may be prepared over time to support
implementation of the General Plan policies or as may be
directed by the State Legislature. These should be reviewed for
additional detail regarding various proposals contained in the
General Plan.
PUBLIC INVOLVEMENT IN DEVELOPING THE
GENERAL PLAN
As part of the General Plan program, the City undertook a
public outreach program to identify issues and establish a new
General Plan policy foundation. The outreach program
included a City mailer, scoping meeting, and public hearings.
The City distributed a mailer to property and business owners
in Vernon regarding the General Plan. The mailer asked the
Vernon business community to identify issues that can be
addressed by the General Plan. Comments returned to the
City were recognized in developing the General Plan.
Those attending the scoping session ( held in accord with the
requirements of CEQA) were also given the opportunity to
comment on the Public Review Daft of the Plan and the
Zoning Ordinance
Prior to adoption of the General Plan, the Draft General Plan
and associated Environmental Impact Report were circulated
for public review and comment. Public hearings were
conducted before the Vernon City Council.
RELATIONSHIP OF VERNON GENERAL PLAN TO
STATE REQUIREMENTS FOR PLANS
This General Plan contains six elements, as well as a
comprehensive Implementation Plan. These elements relate to
the seven elements mandated by State law as follows:
Vernon General Plan
Introduction
Introduction - 7
Table I- 1
Relationship of Vernon General Plan to
Mandated State Elements
Vernon General Plan
Elements State Required Elements
Land Use Land Use
Circulation and
Infrastructure
Circulation
Safety Public Safety
Noise Noise
Natural Resources Open Space
Conservation
Housing
RELATED PLANS AND PROGRAMS
State law places the General Plan atop the hierarchy of land
use planning regulations, although, as a Charter City,
Vernon’s Zoning Ordinance is its governing law as to land
use. The General Plan provides guidance to the City Council
in enacting ordinances relating to zoning, land use, public
improvements, and development programs. Also, regional
governmental agencies, such as the Southern California
Association of Governments and the South Coast Air Quality
Management District, have been established in recognition of
the fact that planning issues extend beyond the boundaries of
individual cities. Efforts to address regional planning issues
such as air quality, transportation, and housing needs have
resulted in the adoption of regional plans. The policies
Vernon adopts are affected by these plans. The following
paragraphs describe ordinances, plans, and programs which
should be considered in association with the General Plan in
development and planning decisions.
Federal Plans and Programs
National Pollutant Discharge Elimination System
As part of a multi- pronged effort to improve the quality of
water resources nationwide, the federal government
authorized the State Regional Water Quality Control Board
and its regional offices such as the Los Angeles Regional
Vernon General Plan
Introduction
Introduction - 8
Water Quality Control Board to set up programs to implement
National Pollutant Discharge Elimination System ( NPDES)
goals. Under the NPDES Stormwater Permit issued to the
County of Los Angeles and Vernon as a co- permittee, most
new development projects in the City are required to
incorporate measures to minimize pollutant levels in
stormwater runoff. Compliance is required at the time that
construction permits are issued, as well as over the long term
through periodic inspections.
National Flood Insurance Program
The Federal Emergency Management Agency administers the
National Flood Insurance Program ( NFIP). The NFIP provides
federal flood insurance subsidies and federally financed loans
for eligible property owners in flood- prone areas. Vernon has
no mapped flood hazard areas.
Clean Water Act
Congress passed the Federal Water Pollution Control Act
Amendments of 1972 and the Clean Water Act ( CWA) of 1977
to provide for the restoration and maintenance of the
chemical, physical, and biological integrity of the nation’s
lakes, streams, and coastal waters. Primary authority for the
implementation and enforcement of the CWA ( 33 U. S. C. 1251)
now rests with the U. S. Environmental Protection Agency
( EPA) and, to a lesser extent, the U. S. Army Corps of
Engineers. In addition to the measures authorized before
1972, the CWA implements a variety of programs, including:
federal effluent limitations and state water quality standards;
permits for the discharge of pollutants and dredged and fill
materials into navigable waters; and enforcement
mechanisms. Section 404 of the CWA is the principal federal
program that regulates activities affecting the integrity of
wetlands.
California State Plans and Programs
California Environmental Quality Act ( CEQA)
The California Environmental Quality Act ( CEQA) was
adopted by the state legislature in 1970 in response to a public
mandate for thorough environmental analysis of projects
impacting the environment. The provisions of the law and
environmental review procedure are described in the CEQA
Law and Guidelines. CEQA is the instrument for ensuring
that environmental impacts of local development projects are
Vernon General Plan
Introduction
Introduction - 9
appropriately assessed and mitigated, and if not fully
mitigated, ensuring that project benefits to the community are
substantial. The Department of Community Services reviews
projects for conformance with CEQA.
California Noise Insulation Standards ( Title 24)
In 1974, the California Commission on Housing and
Community Development adopted noise insulation standards
for residential buildings ( Title 24, Part 2, California Code of
Regulations). Title 24 establishes standards for interior room
noise ( attributable to outside noise sources). The regulations
also specify that acoustical studies must be prepared
whenever a residential building or structure is proposed to be
located near an existing or adopted freeway route,
expressway, parkway, major street, thoroughfare, rail line,
rapid transit line, or industrial noise source, and where such
noise source or sources create an exterior CNEL ( or Ldn) of 60
dB or greater. Such acoustical analysis must demonstrate that
the residence has been designed to limit intruding noise to an
interior CNEL ( or Ldn) of at least 45 dB. The Department of
Community Services enforces Title 24.
Seismic Hazards Mapping Act
California’s 1990 Seismic Hazards Mapping Act requires the
State Geologist to compile maps identifying and describing
seismic hazard zones throughout California. Guidelines
prepared by the State Mining and Geology Board identify the
responsibilities of state and local agencies in the review of
development within seismic hazard zones. Development on a
site that has been designated as a seismic hazard zone requires
a geotechnical report, and local agency consideration of the
policies and criteria established by the Mining and Geology
Board. Over the years, the program has expanded to include
mapping of seismic- related hazards such as liquefaction- and
landslide- prone areas. The Safety Element discusses seismic
hazards associated with faults and those identified on state
seismic hazard maps. Vernon contains only liquefaction- prone
areas. The Safety Element contains a map identifying these
areas.
Regional and County Level Plans and Programs
SCAG Regional Comprehensive Plan and Guide
The Southern California Association of Governments ( SCAG)
undertakes regional planning for the six- county SCAG region
Vernon General Plan
Introduction
Introduction - 10
of Los Angeles, Orange, Riverside, San Bernardino, Imperial,
and Ventura counties. SCAG’s efforts focus on developing
regional strategies to minimize traffic congestion, protect
environmental quality, and provide adequate housing. The
Regional Comprehensive Plan and Guide sets forth broad
goals intended to be implemented by participating local and
regional jurisdictions and the South Coast Air Quality
Management District. SCAG has adopted companion
documents to the Regional Comprehensive Plan and Guide,
most notably the Regional Transportation Plan ( see below).
Congestion Management Plan
The Congestion Management Plan ( CMP) is a program
adopted by the state legislature and approved by the voters in
1990 through Proposition 111. As a new approach to
addressing congestion concerns, the CMP was created for the
following purposes:
􀂃 To link land use, transportation, and air quality
decisions
􀂃 To develop a partnership among transportation
decision- makers on devising appropriate
transportation solutions that include all modes of
travel
􀂃 To propose transportation projects which are eligible to
compete for state gas tax funds
The Los Angeles County Metropolitan Transportation
Authority ( Metro) is responsible for preparing the County’s
CMP. Metro is required by state law to monitor local
implementation of all CMP elements. Local jurisdictions are
required to monitor arterial congestion levels, monitor transit
services along certain corridors, and implement an adopted
trip reduction ordinance and land use analysis program.
Regional Transportation Plan
The Regional Transportation Plan ( RTP) is a component of the
Regional Comprehensive Plan and Guide prepared by SCAG
to address regional issues, goals, objectives, and policies for
the Southern California region into the early part of the 21st
century. The RTP, which SCAG periodically updates to
address changing conditions in the Southland, has been
developed with active participation from local agencies
throughout the region, elected officials, the business
Vernon General Plan
Introduction
Introduction - 11
community, community groups, private institutions, and
private citizens. The RTP sets broad goals for the region, and
provides strategies to reduce problems related to congestion
and mobility.
In recognition of the close relationship between the traffic and
air quality issues, the assumptions, goals, and programs
contained in the Plan parallel those used to prepare the Air
Quality Management Plan.
Air Quality Management Plan
The federal Clean Air Act requires preparation of plans to
improve air quality in any region designated as a
nonattainment area. The Air Quality Management Plan, or
AQMP, prepared by the South Coast Air Quality Management
District, first adopted in 1994 and updated on a three- year
cycle, contains policies and measures designed to achieve
federal and state air quality standards within the South Coast
Air Basin. The assumptions and programs in the AQMP draw
directly from regional goals, objectives, and assumptions in
SCAG’s Regional Comprehensive Plan and Guide.
City Level Plans and Programs
Vernon Zoning Ordinance
In recognition of the City’s industrial nature, the City’s Zoning
Ordinance establishes one Zone ( the Industrial Zone)
throughout the City, and provides for three Overlay Zones.
The Zoning Ordinance establishes land use regulations for the
City and each Overlay Zone with respect to permitted uses,
allowable intensity, and development standards. The Zoning
Ordinance explains the purposes of the Industrial Zone and
each Overlay Zone, specifies permitted uses and conditional
uses, and establishes development standards, and includes a
map describing the location of each Overlay Zone. The
Zoning Ordinance is the governing land use law for the City,
and to the degree practical, implements the goals, policies, and
development expectations established in Vernon’s Land Use
Plan.
Redevelopment Plan
The Redevelopment Agency of the City of Vernon administers
the Industrial Redevelopment Project Area, which is governed
by a Redevelopment Plan. The properties included in the
Project Area were those which exhibited the worst blighting
Vernon General Plan
Introduction
Introduction - 12
conditions and which were in need of public assistance to
ameliorate the problems. The Redevelopment Plan does not
dictate parcel- by- parcel future development; rather, the
Redevelopment Plan authorizes a variety of tools that the
Agency may use to eliminate blight while pursuing land use
goals specified in the Redevelopment Plan and the Vernon
General Plan. The Redevelopment Plan identifies the
following goals for the Redevelopment Agency:
􀂃 Assembly of land into parcels suitable for modern
industrial development with proper off- street
parking, loading, storage, and vehicular and
pedestrian circulation;
􀂃 Re- planning, redesign, and upgrading of the
inadequate sewer facilities to help remedy obsolete
site conditions;
􀂃 Re- planning, redesign, and reconfiguration of
unsafe and inefficient at- grade railroad
intersections where necessary to provide adequate
vehicular access for trucks, trains, and automobiles
to and from the properties they serve, and for
through traffic.
􀂃 Participation of existing owners and tenants in the
revitalization and redevelopment of properties.
Urban Water Management Plan
Vernon’s Urban Water Management Plan provides the long-term
plan and vision for managing its water resources and
providing a reliable supply of water to its customers. The Plan
details water supplies, water quality impacts, water demand
management measures, water shortage contingency plan, and
water recycling methods.
Water Department Emergency Response and Recovery
Plan
The Vernon Water Department Emergency Response and
Recovery Plan is designed to prepare the City’s Water
Department for a planned response to emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies in, or affecting Vernon Water
Department’s facilities and its service area. The plan is
consistent with the requirements of Government Section 8607
Vernon General Plan
Introduction
Introduction - 13
and is intended to be used in conjunction with the State
Emergency Plan.
Standardized Emergency Management System Multi-
Hazard Functional Plan
Vernon’s Standardized Emergency Management System
( SEMS) Multi- Hazard Function Plan addresses the City’s
planned response to extraordinary emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies. The plan does not address
normal day- to- day emergencies or the well- established and
routine procedure used in coping with such emergencies.
Instead, the operational concepts reflected in this Plan focus
on potential large- scale disasters, which can generate unique
situations requiring unusual emergency responses.
Vernon General Plan
Introduction
Introduction - 14
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VERNON GENERAL PLAN
LAND USE ELEMENT
Vernon General Plan
Land Use Element
Land Use Element - 1
LAND USE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose of this Element
This Land Use Element establishes the broad, general policies
for how properties are used in Vernon, including location,
distribution, type, and intensity of development, with the
overarching goal of maintaining Vernon as an industrial city.
The Land Use Policy Map graphically illustrates the planned
pattern of land use in Vernon and the City’s sphere of
influence, which consists of unincorporated lands adjacent to
Vernon which have a bearing and influence on properties in
the City.
The General Plan and Land Use Element goals and policies
provide guidance to the City Council and City officials
regarding zoning, land subdivision, public improvements, and
physical development programs.
The Land Use Element and the circulation portion of the
Circulation and Infrastructure Element are closely tied. It is
intended that the land use patterns and intensities permitted by
Land Use Element policies be supported by the streets,
Vernon General Plan
Land Use Element
Land Use Element - 2
highways, and other transportation systems planned in the
Circulation and Infrastructure Element. Vernon recognizes
that its street system is constrained by long- established
development patterns, and land use policies have been crafted
accordingly to minimize the adverse effects of specific land
uses on the local street system. To continue to attract and
support industrial businesses, the City must be able to
accommodate the vehicular traffic associated with desired uses.
With regard to housing, long- standing City policy has been to
discourage housing, recognizing that the traffic, noise, and
odors that industrial uses produce are generally incompatible
with residential development. Thus, land use policy supports
limiting housing to existing residences. Vernon recognizes that
city boundaries blur and blend in urban Los Angeles County,
and that many of the people working in businesses in Vernon
live relatively close by, in communities removed from
industrial conditions, and where they have access to parks,
grocery stores, pharmacies, and other residential amenities.
1.2 Focus
The key policy objective of the City is to remain an exclusively
industrial city, serving the needs of industry, including local,
national, and international consumers of goods produced by
manufacturers. To fulfill this objective, this Element describes
a limited range of land use categories, establishes standards of
use and intensity, and sets forth policies relating to use of
properties.
A Vernon Icon:
The Farmer John
Processing Plant
Vernon General Plan
Land Use Element
Land Use Element - 3
2.0 LAND USE PLAN
The Land Use Plan consists of the Land Use Policy Map and
text that describes the types and intensities of permitted uses.
The Land Use Plan, along with the Zoning Ordinance, provides
guidance and direction for all planning and land use decisions.
2.1 Land Use Terms and Concepts
In discussing how properties may be developed, this Element
uses the following planning terms and concepts.
Land Use Designations
“ Designation” means a generalized category of land use type,
with associated standards of use and development.
Intensity
Intensity is used to describe the level of development existing
or permitted on a lot or parcel of land. Intensity applies to
industrial and commercial land uses. Intensity means the total
building square footage, percent of lot coverage, or floor- area
ratio established on a property.
The measure of intensity Vernon has adopted is
the floor- area ratio. Floor- area ratio, or FAR,
describes the relationship between the total
square footage of development on a lot and the
area of that lot. In general, the FAR can be
determined by dividing the gross floor area of
all buildings on a lot by the land area of the lot.
A precise definition is contained in the Zoning
Ordinance.
FAR and factors such as building square
footage, building height, and the percent of the
lot devoted to parking, open storage, and
similar uses are all interrelated. For example, a
20,000 square- foot building on a 40,000 square-foot
lot has a FAR of 0.50: 1. This 0.50: 1 FAR can
accommodate a single- story building that
covers half the lot or a two- story building with
reduced lot coverage. Figure LU- 1 illustrates
different FAR calculations.
Figure LU- 1: Floor Area Ratio
Vernon General Plan
Land Use Element
Land Use Element - 4
Substantive Improvements
Several land use policies call for the City to take action, or for
new requirements to take effect, when land uses change or
when substantive improvements are made to a property. In
general, if a building with a nonconforming use is vacant for
more than two years, there is a voluntary major alteration or
repair ( defined as an alteration or repair costing more than 50%
of the building’s fair market value), or an increase in square
footage, such change will require conformity with the
permitted uses and development standards of the Zoning
Ordinance. The requirements for bringing nonconforming uses
into conformity with the Zoning Ordinance are described in
detail in the Zoning Ordinance.
2.2 Land Use Designations and Land Use Policy
Map
The Land Use Policy Map, Figure LU- 2, identifies the planned
distribution of land use in Vernon. In recognition of Vernon’s
unique status as an exclusively industrial city, the General Plan
contains one land use category ( Industrial), and three Overlay
Districts ( Commercial, Rendering, and Slaughtering).
Industrial ( I) – The industrial designation is purposefully
structured to allow for a broad range of uses that support the
City’s desire to maintain its status as a regional manufacturing
and industrial center. The Industrial land use designation
allows manufacturing, industrial uses, refrigerated and cold
storage warehouses, data centers, general warehousing,
industrial gas manufacturing, and any use or activity
undertaken by the City. Refineries, energy generating facilities,
hazardous waste facilities, trash to energy facilities, petroleum
related uses, and other complementary uses may be permitted
with special approval such as a Conditional Use Permit ( CUP).
The maximum permitted FAR is 2: 1.
HA LaOnd GPlaLnniEng- & I DRevEeloLpmAenNt CoDnsu lItiNng FCirm.
BANDINI BLVD
61st St
Fruitland Av
58th St
60th St
E WASHINGTON BLVD
56th St
S Alameda St
SLAUSON AV
RANDOLPH ST
S SANTA FE AVE
Alcoa Av
District Blvd
Soto St
Eastern Av
54th St
S Boyle Av
Pacific Blvd
52nd St
Union Pacific Av
E Vernon Av
Gifford Av
E 55th St
LONG BEACH AV
E Slauson Av
Fruitland Av
LOS ANGELES RIVER
Maywood Av
Fishburn Av
59th Pl
Pine Av
E 26Th St
E 57th St
E 50th St
LEONIS BLVD
Triggs St
Holmes Av
King Av
E 46th St
Malabar St
Sheila St
Seville Av
Cla rendon Av
Noakes St
59th Pl
Corona Av
E VERNON AV
E Slau son Av
57th St
S ATLANTIC BLVD
UNION PAC IFIC RR
BURLINGTON NORTHERN SANTA FE RR
E 27th St
Carmelita Av
E 38th St
52Nd Pl
E 58th St
E 44th St
Miles Av
E 25th St
E 51st St
E 48th St
Emery St
Couts Av
E 49th St
Albany St
E 52n d St
TELEGRAPH RD
FRUITLAND AV
E 54th St
Alcoa Av
Indiana St
Ross St
Leonis St
E 56th St
E 54th St
E 5 3rd St
Arbutus Av
E 15Th St
Lindbergh Ln
E 22Nd St
Malburg Wy
Exchange Av
Nobel St
Violet Al
Bickett St
Astor Av
Ayers Av
E 52nd Pl
McBird Av
Laura Av
Dunham St
Ransom St
Maywood Av
E 48th Pl
Hampton St
Charter St
E 60th St
E 41st Pl
E 24th St
Staunton Av
60th Pl
S Herbert Av
E 45th St
Be lgrave Av
S Indiana St
Walker Av
Sierra Pine Av
BANDINI BLVD
LOS ANGELES JUNCTION RR
UNION PACIFIC RR
E 43rd St
E 58th Pl
S Bonnie Beach Pl
Packers Av
Seville Av
Lugo St
Los Palos St
S Sunol Dr
Chambers St
Holabird Av
Hawthorne Av
Furlong Pl
Alcoa Av
53rd St
55th St
UNION PACIFIC RR
BURLINGTON NORTHERN SANTA FE RR
UNION PACIFIC RR
METRO BLUE LINE/ SPT CO RR
UNION PAC IFIC RR
E 49Th St
E Slauson Av
Sheila St
61st St
E 51st St
Long Beach Frwy
Belgrave Av
DISTRICT BLVD
26Th St
E 26th St
Ayers Av
E VERNON AV
Irving St
RANDOLPH ST
Loma Vista Av
57th St
Everett Av
Loma Vista Av
E 37TH S T
E SLAUSON AV
E 45th St
E 46th St
E 42nd St
E 50th St
E 52nd St
E 54th St
PACIFIC BLVD
E 2 8th ST
30th St
E 45th St
E 4 6th St
Saint Charles St
E 52n d St
Ross St
E 37th St
ALAMEDA ST
BOYLE AV
SOTO ST S Soto St
S Santa Fe Av
E 49th St
Martin Luther King Jr Blvd
E 41st St
E 40th Pl
Alameda St
S Santa Fe Av
Regent St
E 26th St
Seville Av
DOWNEY RD
S ATLANTIC BLVD
E 50th St
52nd St
54th St
56th St
58th St
55th St
58th St
Mayflower Av
61st Pl
Woodlawn Av
61st St
Fig ure LU - 2
0 500 1,000 1,500 2,00F0eet
LSaosutr cUep: dCaittey: oHf oVgelren Iorne laanndd, LJously A 2n4g, e 2le0s0 7C. ounty, 2006.
City Boundary
Freeway
Railroad
LEGEND LAND USE Industrial
OVERLAY DISTRICTS
Commercial Overlay District
Rendering Overlay District
Slaughter Overlay District
VernoPnr oGgernaemra El nPvlairno namnde nZtaoln Iimngp aOcrtd Rineapnocret
LA N D U SE PO LI C Y MA P
Vernon General Plan
Land Use Element
Land Use Element - 6
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Vernon General Plan
Land Use Element
Land Use Element - 7
Overlay Districts
All uses allowed in the Industrial category are permitted in the
Overlay Districts. The Overlay Districts allow certain
specialized uses not permitted in other portions of the City.
The Zoning Ordinance may impose specific regulatory
requirements on such uses. The Plan contains three overlay
districts: Commercial, Rendering, and Slaughtering.
Commercial Overlay District – The Commercial Overlay
District, encompassing 210 acres, is established along Santa Fe
Avenue and along portions of Soto Street – as indicated on the
Land Use Policy Map – to accommodate retail, commercial,
service, and restaurant uses that support the needs of the daily
employee population. Such uses may be permitted with a
Conditional Use Permit.
Rendering Overlay District – A Rendering Overlay District,
encompassing 164 acres, exists in the area indicated on the
Land Use Policy Map. With a Conditional Use Permit, lots
over one acre may be used for rendering.
Slaughtering Overlay District – The Slaughtering Overlay
District, encompassing 83 acres, is designated in the area
indicated on the Land Use Policy Map. With a Conditional Use
Permit, lots over one acre may be used for slaughtering of
animals.
2.3 Implications of Land Use Policy
Vernon is virtually built out, and at any point in time, few, if
any, vacant parcels are available for development. New
development only occurs as a result of land recycling, with
newer, more modern industrial building replacing older
facilities. Because many of the oldest buildings cover
properties from lot line to lot line ( with little or no on- site
parking or loading spaces), new development frequently
results in reduced lot coverage and thus reduced building
space, as the new use is required to provide parking and
loading per current zoning regulations. Thus, implementation
of land use policy over time is not anticipated to notably
increase the overall intensity of development in Vernon.
Rather, uses will shift among the various permitted industrial,
manufacturing, and limited commercial and retail uses.
Vernon General Plan
Land Use Element
Land Use Element - 8
Total building square footage and the number of employees
has steadily declined over the past 15 years in Vernon. The
Land Use Element anticipates a continuing decline in building
square footage and employees during the period of this
General Plan. Table LU- 1 identifies the building square footage
and employment for the baseline year ( 2007) and the decline in
square footage and employment. This anticipated decline is
taken into account in developing land use policy set forth in
the Land Use Policy Map and the goals and policies contained
in this Element.
Table LU- 1
Building Square Footage and Employment Projections
2.4 Relationship of Land Use Policy to the Zoning
Ordinance
The Zoning Ordinance is the primary implementation tool for
the Land Use Element. Both the Element and the Ordinance
describe the distribution and intensity limits for development.
Whereas the Land Use Element sets forth the broad policies for
future development, the Zoning Ordinance provides specific
detail, enforcement mechanisms, development standards, and
provides for deviations through Conditional Use Permits,
Variances, and amendments to the Zoning Ordinance.
The Zoning Ordinance includes the following zoning districts
to implement land use policy:
Land Use
Designation
Net
Acreage
( A)
Baseline Year
( 2007)
Development
Build- out Year
( 2025)
Development
Net
Increase/
Decrease
Percent
Change
Industrial 2,775
Building Square Footage
62,636,000 61,412,300 - 1,223,700 - 2.0%
Employment ( B)
44,600 43,700 - 900 - 2.0%
Note: ( A) Net Acreage does not include streets or the Los Angeles River.
( B) Number of employees
Source: EDAW, Inc. and City of Vernon, 2007.
Vernon General Plan
Land Use Element
Land Use Element - 9
Table LU- 2
Relationship of Land Use Categories and Zoning Districts
Land Use Designation Corresponding Zoning District
Industrial General Industrial ( I)
Commercial Overlay Commercial ( C)
Slaughtering Overly Slaughtering Overlay ( S)
Rendering Overlay Rendering Overlay ( R)
3.0 GOALS AND POLICIES
Land use goals and policies related to land use and its
distribution and intensity reflect the industrial nature of
Vernon. Vernon incorporated in 1905 for the stated purpose of
being an exclusively industrial city. This founding purpose has
remained largely unchanged over the last century, with the
focus of City land use policy on providing suitable sites for
industry and providing the infrastructure and services
required to serve industrial activities.
GOAL LU- 1
Promote and maintain manufacturing and other industrial
uses as the primary land use within the City.
POLICY LU- 1.1: Designate all properties in Vernon
for manufacturing and industrial use, and permit
other uses only with a Conditional Use Permit, and
permit certain uses only in specified Overlay
Districts ( with a Conditional Use Permit).
POLICY LU- 1.2: Permit only those non- industrial
uses, such as commercial and retail uses, which are
necessary to support industry and its employees or
as may be required by State law. Limit such uses to
the Commercial Overlay District, and permit only
with a Conditional Use Permit.
POLICY LU- 1.3: Permit limited ancillary uses on
industrial sites, such as limited office use and
showrooms, as necessary to support basic industrial
activities.
Vernon General Plan
Land Use Element
Land Use Element - 10
GOAL LU- 2
Phase out aging industrial building and sites through
modernization and replacement.
POLICY LU- 2.1: Require private upgrading of off-street
parking and loading facilities to comply with
the City Zoning Ordinance at the time that any
nonconforming building or use is required to be
brought into conformity with the Zoning
Ordinance.
POLICY LU- 2.2: Support cooperative solutions to
provide required off- street parking, such as
agreements among neighboring businesses and
public/ private ventures.
POLICY LU- 2.3: Continue to enforce all applicable
building and health and safety codes.
POLICY LU- 2.4: Provide incentives to property
owners to revitalize industrial structures or
recycle/ demolish obsolete or vacant structures.
POLICY LU- 2.5: Assist in the reuse of properties
from one industrial use to another.
POLICY LU- 2.6: Accommodate the expansion of
Soto Street north of 37th Street/ Bandini Boulevard
pursuant to Circulation and Infrastructure Element
policy by requiring properties with frontage along
this corridor to dedicate land to the public right- of-way
sufficient to accommodate the roadway
widening in the event that such properties
redevelop or undergo substantial improvements.
GOAL LU- 3
Maintain Vernon as a highly desirable location for industry,
and continue to attract the types of industry the City is well
positioned to serve.
POLICY LU- 3.1: Review City codes and
development requirements on a regular basis to
ensure that development costs and standards are
competitive with other industrial cities.
Vernon General Plan
Land Use Element
Land Use Element - 11
POLICY LU- 3.2: Foster a City government and
governmental structure that is responsive to the
needs of industry located in a metropolitan area.
POLICY LU- 3.3: Maintain power plants as key land
use in the community, and allow for the expansion
and/ or development of new facilities to provide a
reliable, cost- effective source of energy to industrial
users.
POLICY LU- 3.4: Invest in activities and programs
that advertise and promote Vernon as a quality and
desirable location for industry.
POLICY LU- 3.5: Use development proposals as
opportunities to encourage modernization and
broaden property improvements goals.
Vernon General Plan
Land Use Element
Land Use Element - 12
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VERNON GENERAL PLAN
CIRCULATION AND
INFRASTRUCTURE
ELEMENT
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 1
CIRCULATION AND
INFRASTRUCTURE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The Circulation and Infrastructure Element addresses the
movement of goods and people along roadways and
railways in the City, as well as the distribution of water,
wastewater, stormwater, energy, and information through
various conduits.
Vernon’s industrial nature involves both manufacturing
and logistics. Vernon originally was oriented around rail
transport, but over the years goods movement has relied
increasingly on trucks, thus heightening the importance of
a local street system capable of safely and efficiently
handling multi- axle truck traffic.
In addition to good access to transportation, industrial
businesses demand reliable, high- volume utilities to
properly conduct their operations. Intense land uses
require large amounts of electricity and water, and also
generate large amounts of sewage. Today’s globalized
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 2
economy demands fast, high- capacity telephone and other
communications systems. To remain competitive as a
location for industry, Vernon must be able to deliver or
otherwise provide high- quality utility services at
competitive prices.
1.2 Focus
California planning law requires the inclusion of a
Circulation Element addressing both transportation and
non- transportation infrastructure. While all elements of
the General Plan must be consistent with each other, the
Circulation Element must, by State law, correlate directly
to the Land Use Element.
2.0 CIRCULATION PLAN
2.1 Regional Circulation
Streets and Freeways
Vernon lies two miles southeast of the industrial areas of
downtown Los Angeles, and both the local roadway and
freeway systems directly connect the industrial businesses
in Vernon with industrial development in adjacent
communities. Key connections include:
􀂃 Downtown Los Angeles, via Alameda Street and
Santa Fe Avenue;
􀂃 The Boyle Heights district of the City of Los
Angeles, via Soto Street, Washington Boulevard,
and Downey Road;
􀂃 The City of Commerce, via Washington Boulevard,
Interstate 710, and Atlantic Boulevard;
􀂃 The City of Bell, via Bandini Boulevard and
Interstate 710;
􀂃 The City of Maywood, via Atlantic Boulevard;
􀂃 The City of Huntington Park, via Slauson Avenue,
Soto Street, Pacific Boulevard, Santa Fe Avenue,
and Alameda Street;
􀂃 Portions of the City of Los Angeles south of
downtown, connected by many streets across the
shared boundary of Alameda Street, including
Vernon Avenue and Santa Fe Avenue.
Of particular note is the Long Beach Freeway, Interstate
710.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 3
Interstate 710 provides an important direct connection to
the ports of Long Beach and Los Angeles. Although less
than half a mile of this freeway traverses Vernon, that
portion contains the very busy Atlantic
Boulevard/ Bandini Boulevard interchange. This
frequently congested interchange carries a substantial
amount of truck traffic from Vernon, particularly from the
adjacent Hobart Rail Yard. In August of 2004, the
Gateway Cities Council of Governments made preliminary
recommendations to improve the Atlantic/ Bandini
interchange, as well as to build truck ramps directly from
the rail yards to the freeway. Engineering plans and
studies for this interchange will continue in concert with
broader plans for improvements to I- 710, with
improvements to the interchange expected be
accomplished prior to 2030. The timing will depend upon
State approvals and funding. Once implemented, the
interchange improvements are expected to relieve a major
traffic bottleneck and improve safety by separating autos
from heavy truck traffic.
The City has undertaken a project to partially relieve
congestion at the Atlantic/ Bandini interchange. The
extension of 26th Street to Bandini Boulevard will provide
a means for through traffic to bypass the Atlantic/ Bandini
interchange.
Railroads
In the early years of the twentieth century, rail transport
dominated the distribution of materials and manufactured
goods, so an extensive rail network was built in Vernon
with main lines, switching yards, and many spur lines to
serve industrial properties. Over the years, trucks have
come to play a more important role in freight transport,
especially for access to individual businesses. Some spur
rail lines have been abandoned, but rail traffic still plays a
major role in the transport of materials and goods.
Several rail lines cross Vernon, the most important of
which is the Alameda Corridor. The Alameda Corridor,
opened in 2002, serves as the primary connection between
the ports of Los Angeles and Long Beach and the rail yards
of Vernon, Commerce, and downtown Los Angeles. The
Alameda Corridor places ten miles of track inside the 30-
foot- deep Mid- Corridor Trench between the northern
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 4
boundary of Vernon at 25th Street south to the State Route
91 freeway. This has eliminated many dangerous and
time- consuming conflicts between surface street traffic and
at- grade rail crossings, both in Vernon and elsewhere
along the line. While the Alameda Corridor takes much of
the container shipping traffic that would otherwise use
trucks or the older Union Pacific ( UP) or Burlington
Northern Santa Fe ( BNSF) lines, the older lines do still
receive some use.
Many at- grade rail crossings remain in the City. These
should gradually decrease as the City encourages rail lines
to merge facilities, to abandon spur lines, and to
participate in separating streets from remaining railways.
The Hobart Yard, located in the northeastern portion of
Vernon, links the Alameda Corridor and BNSF lines with
the wider transcontinental rail system, serving to assemble
longer trains and transfer shipping containers between
trucks and trains. Vernon is also home to the smaller
Malabar Yard ( east of Santa Fe Avenue between Fruitland
Avenue and Vernon Avenue), the Los Angeles Junction
Yard ( between Exchange Boulevard and the Los Angeles
River), and a portion of the UP East Yard. Other important
rail yards are located nearby but outside of the Vernon city
limits.
2.2 Vernon’s Street System
Streets in Vernon generally form a grid pattern, although
not a regularly spaced grid. Many of the City’s streets do
not extend more than two or three blocks, with many T-intersections.
To accommodate large industrial lots, most
streets in Vernon are spaced farther apart than is typical in
urban residential or commercial areas; most blocks in the
City are between 600 and 2,000 feet long.
2.2.1 Street Classification
Vernon’s street system is differentiated by roadway size,
function, and capacity. The four basic types of roadways
in Vernon are described below. Figure CI- 1 presents
schematic cross- sections for each type of roadway that
represent desirable standards. Deviations from these
standards may occur in cases where physical constraints
and/ or right- of- way limitations are present. Provision of
sidewalks and off- street parking may also affect the
specific design of roadways. In addition, the median
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 5
width of arterials and collectors will vary according to the
area being served, right- of- way constraints, and turn lane
requirements.
The assignment of these classifications to streets in the City
is shown on the Circulation Plan, Figure CI- 2.
Freeway
Freeways are controlled- access, high- speed throughways
included in the State and federal highway systems.
Freeways carry regional through traffic, that is, traffic
passing through Vernon without stopping in the City. The
Atlantic Boulevard/ Bandini Boulevard interchange of the
I- 710, the Long Beach Freeway, is in Vernon. Access to the
regional highway system for Vernon businesses and
visitors is provided at the interchange between I- 710,
Atlantic Boulevard, and Bandini Boulevard. The design,
construction, and maintenance of freeways are under the
jurisdiction of the California Department of Transportation
( Caltrans).
Arterial
Arterial streets, together with freeways, form a network
carrying long- distance, high- speed traffic. Arterial streets
transport large volumes of traffic from one part of the City
to another and connect to the regional street system. The
arterial streets also move traffic between cities in locations
where a freeway does not link the two. Of the roadways
designed, constructed, and maintained by the City,
arterials are designed to have the highest traffic carrying
capacity, the highest speeds, and limited interference with
traffic flow by driveways. Limitations on truck access to
and from abutting properties are most important on
arterial streets to prevent obstructions and delays.
Arterial streets aligned generally north- south in Vernon
are, from west to east:
􀂃 Alameda Street
􀂃 Santa Fe Avenue
􀂃 Pacific Avenue
􀂃 Soto Street
􀂃 Downey Road
􀂃 Atlantic Boulevard
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 6
Figure CI- 1: Street Cross Sections
64 FT
Collector Streets
Local Streets
Arterial
64 to 104 FT
80 to 120 FT
NOTES
1. Total right- of- way width will vary depending upon parkway requirements and existing conditions.
2. Curb and gutte r, pavement thickness, and striping shall be as specified by the City Enginee r.
3. American Disability Act ( ADA) requirements must be met for all pedestrian access.
4. Parking on major roadways will depend on land width and available right- of- wa y.
80 FT Minimum
42 to 49 FT
60 to 65 FT
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 8
Arterial streets aligned generally east- west in Vernon are,
from north to south:
􀂃 Washington Boulevard
􀂃 Bandini Boulevard ( this continues as 37th Street
west of Soto Street)
􀂃 District Boulevard between Downey Road and
Atlantic Boulevard ( this continues as Leonis
Boulevard west of Downey Road)
􀂃 Slauson Avenue
Collector
Collector streets are intended to serve as intermediate
routes, handling traffic between arterial streets and local
streets. Collectors are designed primarily to move traffic,
but also to provide access to abutting properties.
Collectors differ from arterials in that collectors distribute
trips from the arterials to ultimate destinations.
Conversely, collectors also collect traffic from local streets
and channel it onto the arterials. Ideally, collector streets
should form a network, but with no one collector
extending so far that it functions as an arterial street.
Collector streets in Vernon aligned generally north- south
are, from west to east:
􀂃 Pacific Boulevard ( this curves broadly from north-south
to east- west before continuing as Vernon
Avenue)
􀂃 Boyle Avenue
Collector streets aligned generally east- west in Vernon are,
from north to south:
􀂃 25th Street/ 26th Street
􀂃 38th Street/ 37th Street ( these two streets flow into
each other, and continue as Bandini Boulevard east
of Soto Street)
􀂃 Vernon Avenue ( this street is discontinuous and
offset at Santa Fe Avenue)
􀂃 Leonis Boulevard ( this street continues as District
Boulevard east of Downey Road)
􀂃 District Boulevard east of Atlantic Boulevard
􀂃 Fruitland Avenue
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 9
Local
Local streets provide direct access to individual parcels.
The local street is not designed for through traffic. Rather,
local streets should move traffic toward the nearest
collector street. Therefore, speeds on local streets are
relatively low, and on- street parking is usually permitted.
Local streets are two- lane roadways without medians.
When traffic congestion is detected through closed circuit
detection cameras and/ or via electronic traffic loops, the
current signal patterns are adjusted to relieve or reduce the
congestion.
2.2.2 Measuring roadway performance
Evaluating the ability of the circulation system to serve
Vernon’s businesses and other users requires establishing
suitable performance criteria. Within the Circulation and
Infrastructure Element, two measures are used to describe
traffic flow on Vernon’s roadways and freeway access
points: Volume to Capacity Ratios ( V/ C) and Intersection
Capacity Utilization ( ICU). These measures are used to
establish Level of Service ( LOS) categories describing the
performance of roadways and access points throughout
the City. Each of these measures is described briefly
below.
Volume to Capacity Ratio ( V/ C)
This measure, consisting of a ratio between volume and
theoretical capacity, is used to measure the performance of
roadway facilities. Volume is established either by a traffic
count ( in the case of current volumes) or by a forecast for a
future point in time. Capacity refers to the vehicle
carrying ability of a roadway at free flow speed, and is a
critical component of roadway design. For example, a
roadway that carries 16,000 vehicles per day, with the
capacity to accommodate 20,000 vehicles per day at free
flow speed, has a V/ C of 0.80.
Intersection Capacity Utilization ( ICU)
This measure is applied using peak hour volumes and
considers the geometric configuration of intersections
when measuring capacity. Intersection Capacity
Utilization sums the V/ C ratios for the critical movements
of an intersection, and thus accounts for the overall
performance of intersections, which are the most critical
limitations within the City roadway system.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 10
Level of Service ( LOS)
Level of Service ( LOS) describes the efficiency and quality
of traffic operations. Six categories of LOS – the letter
designations A to F – are used to identify traffic conditions,
with LOS A representing excellent conditions and LOS F
representing extreme congestion. The LOS designations
are based upon V/ C ratios calculated for freeway access
ramps and roadway segments, as well as ICU values
calculated for intersections. Table CI- 1 shows V/ C and
ICU ranges and the corresponding LOS, with a description
of corresponding traffic conditions. The City of Vernon
uses LOS D as its minimum standard for traffic operations.
Table CI- 1
Level of Service Descriptions
Level
of
Service
Description of Traffic Conditions V/ C or
ICU
A
Very short delays at intersections and free flow
operation. Vehicles are completely unimpeded
and can maneuver freely within traffic.
0.00 –
0.60
B
Short delays of 10 to 20 seconds at intersections.
Vehicles are completely unimpeded and can
maneuver through traffic.
0.61 -
0.70
C
Stable flow, with delays of 20 to 35 seconds at
intersections. Some waiting vehicles may fail to
go through the intersection before the green light
turns red. Ability to maneuver and change lanes
at mid- block is somewhat restricted.
0.71 –
0.80
D
Congestion becomes more noticeable, with delays
of 35 to 55 seconds at intersections. Many
vehicles are required to stop at signals, and travel
speeds along these roadways become slower.
0.81 –
0.90
E
Unstable traffic flow, with delays of 55 to 80
seconds at intersections. Most vehicles are
required to wait at least one traffic signal cycle.
0.91 –
1.00
F
Traffic volumes exceed capacity, resulting in
jammed intersections. This can result in delays
greater than 80 seconds, and/ or two- cycle signal
waits.
Above
1.00
Source: Highway Capacity Manual 2000, Transportation Research Board, National
Research Council
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 11
2.2.3 Circulation System Improvements Needed to
Meet Level of Service Goals
The City is investigating the following programs with the
intent of improving the overall traffic flows throughout
Vernon during morning and evening peak hours. These
programs include physical improvements, such as
widening streets, as well as advanced technological
strategies, such as monitoring traffic flows using video and
computer systems.
Transportation System Management
Although widening some roads in Vernon may help in
reducing traffic congestion, Vernon must pursue
alternative cost effective and efficient methods in
improving traffic flows. Due to narrow streets and limited
right- of- ways, Vernon’s traffic congestion can no longer be
resolved by capacity enhancements such as lane re- striping
or roadway widening. An alternative strategy is
implementation of Intelligent Transportation Systems
( ITS), which allows a city to control traffic signals by using
advanced computer technologies, monitor traffic using
video monitoring, and provide traveler information to
motorists. The City intends to work toward implementing
ITS systems at strategic locations to improve traffic flows.
The City recommends implementing an ITS program, the
Los Angeles County automated traffic surveillance and
control ( ATSAC) system, in an effort to improve traffic
flow and increase capacity throughout the City. Traffic
signal surveillance and control is a developing method of
measuring the efficiency of traffic signal systems. This
approach consists of installation of surveillance cameras
and traffic volume counters to monitor traffic flow.
Implementation of a citywide ATSAC system will improve
many of the deficient intersections to an acceptable level of
service. In addition to the ATSAC system, the following
physical improvements will also help alleviate traffic
congestion in the City.
26th Street Extension
The City is planning to improve east to west access, near
the I- 710 Freeway and Atlantic Boulevard, by extending
26th Street easterly across Atlantic Boulevard and
connecting with Bandini Boulevard. This improvement
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 12
will help improve intersection conditions at Atlantic
Boulevard/ Bandini Boulevard/ I- 710 Freeway interchange.
Atlantic Boulevard Bridge Widening
The City of Vernon is planning to widen the Atlantic
Boulevard Bridge over the Los Angeles River. The project
plans to widen bridge to six lanes.
Soto Street Widening
Soto Street is a key north- south arterial that brings traffic
from Interstate 10 to and through Vernon. Of the north-south
arterials in the City, Soto Street has the best ability to
handle higher volumes, and particularly through volumes.
In 2002, the City of Vernon conducted the Soto Street
Corridor Study to identify the best way to improve traffic
flow along Soto Street and also relieve peak- hour
congestions on parallel arterials. The preferred alternative
involves widening Soto Street from four lanes to six lanes,
three in each direction. This configuration requires
widening the public right- of- way between 37th
Street/ Bandini Boulevard and Olympic Boulevard.
Widening the public right- of- way will require each
property owner with frontage along this section of Soto
Street to dedicate between eight and 14 feet of property,
depending on location, to public use. The City will require
this dedication when a property undergoes a complete
redevelopment or substantial improvement. The City may
also proactively acquire some rights- of- way to achieve the
planned configuration.
When fully implemented, this plan will allow traffic to
move more freely on Soto Street, improving the Level of
Service. It will also have a secondary traffic- moderating
effect on nearby streets.
I- 710 Freeway Improvements
In a regional effort to improve truck movement from the
ports to inland areas and overall increase the capacity of
the I- 710 Freeway, Caltrans has embarked on a major
improvement program for the I- 710 Freeway. The
following improvements have been identified for the I- 710
Freeway, between Slauson Avenue and Washington
Boulevard, which will significantly contribute to traffic
improvements in Vernon:
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 13
􀂃 The addition of two dedicated truck lanes with
direct access to Hobart Rail Yard;
􀂃 Added general purpose lanes on the Freeway;
􀂃 Modication of Atlantic and Bandini Boulevards
interchange;
􀂃 Addition of Slauson Avenue interchange;
􀂃 Closure of Washington Boulevard Interchange; and
􀂃 Extension of District Boulevard and creation of new
intersection at Slauson Avenue.
2.3 Off- Street Parking and Loading Facilities
Vernon’s streets support a significant load of heavy truck
traffic. Since the street system was developed early in the
twentieth century, streets are typically narrower than
industrial street standards, and the streets were not
designed to handle today’s truck sizes and volume of
traffic. Large multi- axle vehicles encounter difficulties
maneuvering on the streets, and congestion and traffic
back- ups frequently occur as trucks enter and leave
properties. Many properties have small driveways and
inadequate loading bays, and trucks making these difficult
maneuvers to access properties can block traffic and cause
delays. Further contributing to on- street congestion is
significant on- street parking. Many businesses do not
provide adequate off- street parking for employees, largely
because the properties were developed before parking of
any maginitude was required. As properties transition to
other uses, creating sufficient off- street parking to meet
current zoning standards is extremely difficult.
The City has considered many approaches to addressing
the problems associated with inadequate off- street parking
and loading facilities, including establishing criteria ( such
as vacancy in the building for over a year, major alteration
or repair, or increase in square footage of a building) that
would require the owner of a non- conforming property to
bring parking and loading facilities into compliance with
the City’s zoning standards. However, the widespread
nature of the non- conformities makes this a difficult and
costly proposition. Thus, the City will look to implement
over time a variety of techniques to minimize congestion
resulting from on- street parking and undersized or poorly
configured loading facilities, which may include:
􀂃 Restricting truck movements at key intersections
and along key road segments;
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 14
􀂃 Allowing for development of shared parking
facilities;
􀂃 Establishing parking restrictions along key travel
corridors; and
􀂃 Requiring that parking and loading comply with
current zoning code requirements whenever
substantial property modifications are proposed,
the property has been vacant for over a year, or
there is a proposed increase in floor area.
2.4 Other Transportation Modes
Vernon is served by buses operated by the Los Angeles
County Metropolitan Transit Authority ( Metro). As an
important center of employment, several Metro bus lines
serve Vernon, providing an important alternative to
personal automobiles as a means of commuting to and
from work.
Buses are particularly important for Vernon for several
reasons. First, they provide transportation for workers
who may be low income and cannot readily afford an
automobile or gasoline. Second, by reducing the number of
cars on the road, they reduce traffic and conflicts between
cars and heavy trucks. Third, bus service reduces the
strain on employers to provide parking for their workers.
Located west of the City of Vernon, the Metro’s Blue Line
light rail system also provides an important regional link
for Vernon commuters. The Blue Line has a station at
Vernon Avenue, approximately one- quarter mile west of
the City boundary. From this station or adjacent stations
at Washington Boulevard or Slauson Avenue, workers
may walk to their workplaces or connect to one of several
bus lines.
While bicycles represent an additional mode of travel,
biking is not encouraged on Vernon’s streets due to the
heavy truck traffic and narrow configuration of many
streets, which would present dangers to cyclists. The City
of Vernon will cooperate with the Metropolitan
Transportation Authority and other local agencies in their
efforts to complete a bicycle path along the levee of the Los
Angeles River connecting downtown Los Angeles with the
waterfront in Long Beach.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 15
3.0 MEETING INFRASTRUCTURE NEEDS
3.1 Water and Wastewater
Three water agencies supply water to the businesses,
residents, and utilities in Vernon ( see Figure CI- 3). The
majority of the City’s water is supplied by the City of
Vernon’s Water Department. The area north of the Los
Angeles River and east of a line just west of Indiana Street
is supplied by the California Water Service Company ( Cal
Water), East Los Angeles District. The small portion of
Vernon south of the Los Angeles River and east of Atlantic
Boulevard is serviced by Maywood Mutual Water
Company Number 3.
The City of Vernon water system has received a Class I
rating, the highest possible, by the Insurance Service
Organization. The City’s water distribution system
consists of 250,000 linear feet of pipe, nine wells, seven
ground- level reservoirs, one elevated tank, and a below-ground
reservoir. The total storage capacity is 16 million
gallons. In addition, Vernon has a direct interconnection to
the Metropolitan Water District ( MWD). The MWD
connection provides both a supplemental water source and
an emergency supply in the event of a major power
outage. The average pressure in the distribution systems is
about 75 pounds per square inch ( psi).
Details of the sources and levels of water consumption
used by the City of Vernon Water Department are
provided in the Resources Element.
The City owns its own sewerge collection system which
discharges into the system managed by the Los Angeles
County Sanitation Districts ( LACSD). The majority of
Vernon is within District 23, but also contains territory in
Districts 1 and 2.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 16
BANDINI BLVD
61st St
Fruitland Av
58th St
60th St
E WASHINGTON BLVD
56th St
S Alame da S t
SLAUSON AV
S SANTA FE AVE
Alcoa Av
District Blvd
Soto St
Eastern Av
54th St
S Boyle Av
Pacific Blvd
52nd St
E Vernon Av
Gifford Av
E 55th St
Pine Av
E 26Th St
E 57th St
E 50th St
LEONIS BLVD
Triggs St
Holmes Av
King Av
E 46th St
Malabar St
Sheila St
Seville Av
Clarendon Av
Noakes St
59th Pl
Corona Av
E 27th St
Carmelita Av
E 38th St
52Nd Pl
E 58th St
E 44th St
Miles Av
E 25th St
E 51st St
E 48th St
Emery St
Couts A
E 49th St
Alba ny S t
E 52nd St
TELEGRAPH RD
Ross St
Leonis St
E 56th St
E 54th St
St
Arb utus Av
E 15Th St
Lindbergh Ln
Malburg Wy
Exchange Av
Nobel St
Vi ole t Al
Bickett St
Astor Av
Ayers Av
E 52nd Pl
McBird A v
Laura Av
Maywood Av
E 48th Pl
Ham pton St
Charter St
St
41st Pl
60th Pl
S Herbe r t Av
E 45th St
Belgrave Av
S Indiana St
ker Av
E 43rd St
E 58th Pl
S Bonnie Beach Pl
Packers Av
Seville Av
Los Palos St
S Sunol Dr
Chambers St
Holabird Av
Hawthorne Av
Furlong Pl
E 49Th St
E Sla
Sheila St
61st St
E 51st St
Long Beach Frwy
Belgrave Av
DISTRICT BLVD
26Th St
E 26th St
Aye rs Av
E VERNON AV
Irving St
E 37TH ST
E SLAUSON AV
E 45th St
E 46th St
42nd St
E 50th St
St
St
PACIFIC BLVD
E 28th ST
30th St
E 45th St
E 46th St
Sain t Charles St
E VERNON AV
Sierra Pine Av
A lcoa A v
Seville Av
53rd St
55th St
57th St
Everett Av
61st Pl
Woodlawn Av
61st St
E Slauson Av
Fruitland Av
RANDOLPH ST
LOS ANGELES RIVER
Maywood Av
Fishburn Av
59th Pl
57th St
S ATLANTIC BLVD
Indiana St
Dunham St
Ransom St
BANDINI BLVD
UNION PACIFIC RR
BURLINGTON NORTHERN SANTA FE RR
LOS ANGELES JUNCTION RR
UNION PACIFIC RR
UNION PACIFIC RR
BURLINGTON NORTHERN SANTA FE RR
UNION PACIFIC RR
UNION PACIFIC RR
E Slauson Av
FRUITLAND AV
E 54th St
E 52nd St
Ros s St
E 37th St
ALAMEDA ST
BOYLE AV
SOTO ST S Soto St
S Santa Fe Av
E 49th St
rtin Luther
ng Jr Blvd
41st St
E 40th Pl
Alam eda St
S Santa Fe Av
Regent St
E 26th St
DOWNEY RD
Alcoa Av
RANDOLPH
Loma Vista Av
S ATLANTIC BLVD
Loma Vista Av
E 50th St
52nd St
54th St
56th St
58th St
55th St
58th St
Mayflower Av
Vernon
Water
Division
California
Water
Company
Maywood
Mutual
No. 3
0 500 1,000 1,500 2,000 2,500
Feet
Last Update: EDAW, February 21, 2007.
Source: City of Vernon, 2006; and Los Angeles County, 2006.
LEGEND
WAT E R S E RV I C E
F i g u r e C I - 3
City Boundary
Vernon Water Division
California Water Company
Maywood Mutual No. 3
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 17
These Districts, along with more than a dozen others, are
signatories to a Joint Outfall Agreement. This agreement
provides for the operation and maintenance of an
interconnected Joint Operating System of wastewater
collection, treatment, reuse, and disposal facilities across a
large portion of the urban region. The Joint Operating
System includes the following treatment plants:
􀂃 Joint Water Pollution Control Plant, Carson;
􀂃 Whittier Narrows Water Reclamation Plant ( WRP),
near South El Monte;
􀂃 Los Coyotes WRP, Cerritos;
􀂃 San Jose Creek WRP, near Industry;
􀂃 Long Beach WRP, Long Beach; and
􀂃 Pomona WRP, Pomona.
All of the sewerage generated in Vernon is treated by the
Joint Water Pollution Control agency.
3.2 Storm Drainage
Stormwater runoff in Vernon is conveyed through local
and and Los Angeles County Flood Control District storm
drainage systems. Discharges are regulated under an
existing NPDES permit for municipal stormwater ( NPDES
Permit CAS004001, Order No. 01- 182, and in particular,
Subsection 8.14.6.3- Industrial Stormwater). This permit
was not written specifically for Vernon; it covers most of
Los Angeles County and includes Vernon as a co-permittee.
The permit establishes a framework of
requirements for monitoring discharges and water quality,
performing best management practices, and submitting
reports to the Regional Water Quality Control Board, Los
Angeles Region.
To address growing concerns with stormwater runoff
contamination in urban areas, the Los Angeles Regional
Water Quality Control Board ( LARWCB) looks for co-permittees
to capture and treat runoff on individual
parcels at the time properties are redeveloped. The
LARWCB policy is to seek to infiltrate as much of the
stormwater as practical. In Vernon, this approach is
difficult, primarily due to the industrial nature of the City
and the potential for ground water contamination and the
need to utilize available surface area to meet parking and
loading requirements. The City supports a more
comprehensive approach and will continue to explore
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 18
options to meet NPDES requirements creatively and in
ways that can help achieve other City goals as well.
3.3 Electrical Generation and Distribution
The City of Vernon operates its own Light and Power
Department, supplying customers throughout the City
with reliable and comparatively low- cost electrical power.
The City generates electrical power and also purchases
power from third- party suppliers through its connection
with the Southern California Edison bulk power system
and the Cal- ISO grid at the Laguna Bell Substation.
For many years, the City’s power- generating facility has
supplied local customers with local power, supplemented
as needed through connections to the grid. More recently,
the Malburg Generating Station, which is a combined cycle
plant with two natural- gas- fired combustion turbines and
one steam turbine, has been providing additional power.
However, in an effort to be able to supply nearly all of the
local electrical demand, the City intends to construct a new
natural gas- fired power plant at 3200 Fruitland Avenue.
When constructed, the Vernon Power Plant is expected to
have a capacity of 914 megawatts of electric power using
three natural- gas- fired combustion turbines and one steam
turbine.
Vernon anticipates that when this facility is operational,
Vernon will not need to import electricity from outside
sources, and will even be able to contribute to the regional
electricity reserves through a line connecting the plant to
Southern California Edison’s Laguna Bell substation in
Commerce.
3.4 Communications and Information
Technology
To attract new businesses and to accommodate businesses’
ever- changing telecommunications needs, Vernon has
established a network of fiber- optic cables in the City. This
enables businesses to receive exceptionally clear telephone
and internet service, giving Vernon an advantage when
competing for business. The City will continue to be
proactive in developing telecommunications systems
beneficial to businesses, including the development of data
centers in the City.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 19
3.5 Gas System
As a means of attracting and retaining industrial users, the
City has developed a system for transporting and
providing natural gas to businesses within the City at
competitive prices. The City is currently providing
natural gas to the Malburg Generating Plant and other
businesses. A fully developed distribution system exists
and connection is available to all businesses.
4.0 GOALS AND POLICIES
To support the needs of existing businesses in Vernon and
to attract new enterprises consistent with the City’s vision
to remain an industrial city, Vernon will continue to
improve its infrastructure – from the street system to
energy facilities to communications systems.
GOAL CI- 1
Provide a balanced transportation system for the safe and
efficient movement of people, goods, and emergency
services throughout the City.
POLICY CI- 1.1: Continue to improve the street
system to meet the minimum standards
contained in this Element.
POLICY CI- 1.2: Continue to coordinate with
the rail companies to provide for efficient rail
service that minimizes impacts on the local
street system.
POLICY CI- 1.3: Limit transportation- related
uses, including freight and truck terminals,
to existing sites.
POLICY CI- 1.4: Limit rail yards to areas
agreed on and consolidate rail spurs where
feasible.
POLICY CI- 1.5: Evaluate implementing
measures that reduce the maneuvering of
trucks on streets with substantial traffic during
periods of high traffic volumes.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 20
POLICY CI- 1.6: Continue to pursue grade
separation for railroad crossings on designated
streets.
POLICY CI- 1.7: Encourage the continued
improvement of services provided by the Los
Angeles County Metropolitan Transit
Authority to Vernon and adjacent cities to
provide good access from home to job and job
to home for persons employed in Vernon.
POLICY CI- 1.8: Encourage the use of ride
sharing and public transit for persons
employed in the City to reduce traffic
congestion and the need for off- street parking
in the City.
POLICY CI- 1.9: Continue to work with
Caltrans and neighboring jurisdictions to
improve the Atlantic/ Bandini/ I- 710
intersection and to make improvements to the
I- 710 Freeway, including direct truck ramps to
the rail yards and exploring the potential for
adding an interchange at Slauson Avenue to
improve access to the City.
POLICY CI- 1.10: Gradually eliminate
unnecessary rail spur lines, and permit the
combination of properties across spur lines.
POLICY CI- 1.11: Widen Soto Street consistent
with the cross section shown in Figure CI- 1.
POLICY CI- 1.12: Consider installing and
maintaining an ATSAC system to improve
traffic flow.
POLICY CI- 1.13: Cooperate with the
Metropolitan Transportation Authority and
other local agencies in their efforts to complete
a bicycle path along the levee of the Los
Angeles River connecting to adjacent
jurisdictions.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 21
GOAL CI- 2:
Work toward the provision of adequate off- street
parking and loading facilities for each business.
POLICY CI- 2.1: Implement methods to
encourage provision of new off- street parking
and loading facilities.
POLICY CI- 2.2: Encourage cooperative
efforts among businesses to resolve off- street
parking problems and meet zoning code
requirements.
POLICY CI- 2.3: Explore the potential of
creating public parking lots for employee
parking using parking assessment districts or
redevelopment powers.
POLICY CI- 2.4: Require an existing business
or property to comply with zoning code
requirements for off- street parking and loading
at such time as any nonconforming building or
use is required to be brought into conformity
with the Zoning Code.
GOAL CI- 3
Maintain the water supply system to meet both normal
demand and emergency needs.
POLICY CI- 3.1: Periodically evaluate the
entire water supply and distribution systems to
determine their continued adequacy and to
attempt to eliminate deficiencies or enhance
service.
POLICY CI- 3.2: Require all new
developments and expansions of existing
facilities bear the cost of providing adequate
water service to meet the increased demand
which they generate.
.
POLICY CI- 3.3: Implement the programs and
policies contain in the City’s Urban Water
Management Plan, including particularly those
related to reliability planning and conservation
and reuse.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 22
POLICY CI- 3.4: Use reclaimed water for
cooling and other functions at the Malburg
Generating Station and the future Vernon Power
Plant to the greatest extent feasible.
GOAL CI- 4
Maintain the sewer system to assure the health and
safety of all residents and businesses.
POLICY CI- 4.1: Periodically evaluate the
sewage disposal system to determine its
adequacy to meet changes in demand and
changes in types of waste.
POLICY CI- 4.2: Ensure that all new
developments bear the cost of expanding the
sewage disposal system to handle any increase
in load that they generate.
POLICY CI- 4.3: Investigate and implement
means of financing maintenance and
improvements to the sewer system.
GOAL CI- 5
Maintain the storm drainage system to assure the
protection of lives and property of in Vernon.
POLICY CI- 5.1: Periodically evaluate the size
and condition of the storm drainage system to
determine its ability to handle expected storm
runoff.
POLICY CI- 5.2: Evaluate the impact of all
new developments and expansion of existing
facilities on storm runoff, and require that the
cost of upgrading existing drainage facilities to
handle the additional runoff is paid for by the
development which generates the need to
improve a facility.
POLICY CI- 5.3: Monitor the use and storage
of hazardous materials to prevent accidental
discharge into the storm drainage system.
POLICY CI- 5.4: Allow new development
projects to creatively implement NPDES
standards and requirements.
Vernon General Plan
Circulation and Infrastructure Element
Circulation and Infrastructure Element - 23
GOAL CI- 6
Improve the City’s capability to generate and supply
electric power to achieve energy self- sufficiency.
POLICY CI- 6.1: Expand, operate, and
maintain an electrical utility system in an effort
to provide an adequate level of service to
businesses and other uses in the City.
POLICY CI- 6.2: Improve the electrical utility
system in an effort to allow the City to meet any
changes in demand over time.
POLICY CI- 6.3: Cooperate and/ or participate
with other agencies or parties in the expansion
or development of power generation.
POLICY CI- 6.4: Evaluate the impact of all
new development on the electrical energy
system, and require that the cost of upgrading
existing facilities is paid by the development,
which necessitates the upgrade.
POLICY CI- 6.5: Expand the City’s capability
to generate and provide natural gas to enhance
the power/ energy supply system.
GOAL CI- 7
Provide the highest quality communications and
information technology services throughout the City.
POLICY CI- 7.1: Work with communication
and technology service providers to provide for
state- of- the- art internet, phone, and wireless
communications equipment and services.
Vernon General Plan
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Circulation and Infrastructure Element - 24
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VERNON GENERAL PLAN
HOUSING ELEMENT
Vernon General Plan
Housing Element
Housing Element - 1
HOUSING ELEMENT
1.0 INTRODUCTION
Vernon is located near the geographic center of Los Angeles
County. The City is bounded on the north and west by Los
Angeles, on the east by Commerce and Bell, and on the south
by Huntington Park and Maywood. Vernon is three miles
southeast of downtown Los Angeles ( Figure H- 1), and 15
miles north of major harbor and port facilities in San Pedro
and Long Beach.
As in any city with much industry and many jobs, the City of
Vernon must be concerned with housing. Proximity of
housing to jobs is important to both employers and
employees. The availability of adequate housing is an
important aspect of planning for the long- term viability of the
City and its businesses.
Vernon General Plan
Housing Element
Housing Element - 2
Figure H- 1: Regional Location
Vernon General Plan
Housing Element
Housing Element - 3
1.1 State Requirement
The California Government Code is very specific concerning
the preparation and content of a housing element. It is the
only element which must be reviewed by the State for
completeness and compliance with the law before it is
adopted. The element examines existing conditions and,
thorough analysis, identifies housing needs and presents
programs to meet those needs. The legislature has deemed
that the Housing Element is the appropriate mechanism to
implement State- wide goals regarding the provision of decent
and suitable housing for all persons. The Government Code
also makes it clear that the provision of affordable housing is
the responsibility of all local governments and that they, using
vested powers, should make a conscious effort to see that
there are housing opportunities for all income groups ( Section
65580). The intent of the State housing element requirements
is based on the following concerns ( Section 65581):
1. Local governments should recognize their
responsibilities in contributing to the attainment of the
State’s housing goals;
2. Cities and counties should prepare and implement
housing elements coordinated with State and federal
efforts in achieving the State’s housing goals;
3. Each local jurisdiction should participate in
determining the necessary efforts required to attain the
State’s housing goals; and
4. Each local government must cooperate with other local
governments to address regional housing needs.
This Housing Element was prepared in compliance with State
requirements, and covers the required 2000- 2008 period for
jurisdictions in the SCAG region. The Element is currently
being amended to address changing environmental conditions
in the City, including the siting of additional waste and energy
facilities ( described later in Section 2.2), and will be updated
again in 2008 to coincide with the SCAG update cycle.
Many of the housing goals and programs which are desirable
in non- industrial jurisdictions are not feasible in Vernon. The
noise, dust, vibration and chemical wastes and odors from
Vernon’s local industries ( many of which operate around the
clock) serve as a deterrent to housing development. Moreover,
housing should not be encouraged in close proximity to heavy
Vernon General Plan
Housing Element
Housing Element - 4
industry for health and safety reasons. The Government Code
makes it clear that the local government has the responsibility
to consider such environmental factors in the Housing
Element ( Section 65580( e)). Therefore, this Housing Element
reflects the unique realities within the City of Vernon.
1.2 Relation to Other General Plan Elements
The Vernon General Plan is comprised of the following six
elements:
􀂃 Land Use;
􀂃 Infrastructure;
􀂃 Housing;
􀂃 Safety;
􀂃 Natural Resources; and
􀂃 Noise
The Housing Element builds upon the other General Plan
elements and is entirely consistent with the policies and
proposals set forth by the Plan. As portions of the General
Plan are amended in the future, the Plan ( including the
Housing Element) will be reviewed to ensure that internal
consistency is maintained.
1.3 Sources of Information
The City of Vernon consists of a single Census Tract, 5324.00.
The 1990 census originally incorrectly attributed Census Tract
5323.01, BG 7 to the City of Vernon, as well as seven units
within Census Tract 5324 BG 2 which fall outside the City
limits. The City requested a revision from the Census Bureau,
and subsequently received an adjustment to its housing unit
and population totals ( 30 housing units, 82 population). Only
one unit has been developed in Vernon since 1990, bringing
the total unit count to 31. Unfortunately, the 2000 Census
again incorrectly documented the City’s unit count as 26 and
occupied households as 25, a figure which has incorrectly been
used by the State Department of Finance ( DOF) as well as the
Gateway Cities Council of Governments ( COG). The City has
verified the existence of 31 units within its jurisdiction ( of
which 28 are occupied), the addresses for which are listed in
the Appendix, along with a memo to DOF requesting
Vernon General Plan
Housing Element
Housing Element - 5
correction of the housing unit count. While Census data and
data from the COG are used within the Housing Element, it is
hereby acknowledged these data represent an undercount of
five units. In addition, because of the City’s extremely limited
housing stock, combined with the fact that the City owns 26 of
these units, original data from the City on housing and
household characteristics is utilized where available in place
of the census.
In addition to housing conditions and market information
provided by the City, the following documents serve as
supplemental material to the Vernon Housing Element and
are incorporated by reference:
1. City of Vernon, Community Services Department:
Letter to State Department of Finance, May 26, 2005.
2. 2004 SCAG Regional Transportation Plan
Socioeconomic Projections.
1.4 Public Participation
Section 65583 ( c)( 6)( A) of the Government Code states, “ The
local government shall make a diligent effort to achieve public
participation of all economic segments of the community in
the development of the housing element, and the program
shall describe this effort.”
The City Council has not created a separate Planning
Commission, so all public hearings are conducted before the
Council.
For purposes of this Housing Element, community residents
will be provided the following opportunities to review and
comment on the Draft Element prior to adoption. The Draft
Element will be available for review in the City’s Community
Services Department and placed in local libraries. Copies will
be made available on request to any person at a nominal
charge. Upon receipt of comments from the State Department
of Housing and Community Development on the Draft
Element, the City Council will conduct a public hearing on the
Element. Notice will be published in the local newspaper, will
be posted in the City, and will be mailed to those who have a
request for notice on file in advance of the hearing.
Vernon General Plan
Housing Element
Housing Element - 6
2.0 HOUSING PLAN
2.1 Summary of Housing Needs
Population and Housing Trends
City records indicate Vernon’s housing stock and related
resident population base has undergone little change since
1980. The City had a 1980 housing stock of 35 dwelling units,
supporting a resident population of 85 persons. Only one
residential unit has been constructed since that time. Several
substandard residential units have been removed from the
housing stock, including three units in 1984, one unit in 1985,
and one in 1992, bringing the current unit count to 31. These
housing units are all located west of Downey Road. Since
1980, the resident population has ranged between 77 and 96
persons, with the current population estimated by the City to
be 96 persons.
The Gateway Cities Council of Governments ( COG), of which
Vernon is a part, has developed population, housing and
employment forecasts through the year 2030. These forecasts
have been developed as part of the subregion’s input to SCAG
for the Regional Transportation Plan, adopted by SCAG in
April 2004. As illustrated in Table H- l, SCAG projections
show Vernon’s households remaining constant at 25, while
population is expected to marginally increase to 99 persons by
the year 2030. As previously described in Section 1.3 of the
Introduction, Vernon actually has 28 occupied households, not
25 as indicated by the Census and subsequently used by the
COG. Despite this error, the COG projections are still relevant
in that they indicate no future housing growth within the City.
Table H- 1 therefore also presents the actual household and
population count in 2000 as verified by the City, and applies
SCAG’s projections to these baseline figures, resulting in a
2030 household count of 28 and population count of 104.
Table H- 1
City of Vernon
Projected Population and Household Growth
2000- 2030
2000 2010 2020 2030
Pop Hshlds Pop Hshlds Pop Hshlds Pop Hshlds
SCAG 91 25 95 25 97 25 99 25
City
( Actual)
96 28 100 28 102 28 104 28
Source: 2004 SCAG Regional Transportation Plan Socioeconomic Projections.
Vernon General Plan
Housing Element
Housing Element - 7
Housing Characteristics
Households
In the City’s May 2005 correspondence to the State
Department of Finance, Vernon documented a total of 28
households or occupied housing units ( see Table H- 2) with a
resident population estimated at 96 persons. Average
household size is 3.4 persons per unit. The housing stock is
not projected to decline over the next twenty years, and any
growth in population will be nominal. The City does not
expect to experience any increase in the number of persons per
household. Housing vacancy is low in the City, with only
three units currently unoccupied.
Table H- 2
Housing Characteristics
2005
Total Housing Units 31
Occupied Units/ Total Households 28
Average Household Size 3.4
Total Population 96
Source: City of Vernon, Community Services Department: Letter to State
Department of Finance, May 26, 2005
Table H- 3 presents City- collected data on housing tenure
( owner/ renter) and housing units per structure, as reported to
the State Department of Finance. Of the total 31 housing units
in Vernon, 25 are renter occupied, three are owner occupied,
and three are vacant. Compared with the Countywide figure
of 52 percent, Vernon has a significantly higher proportion ( 89
percent) of renter households. The majority of Vernon’s
housing stock is comprised of single- family dwellings, with
only one apartment building located in the City. The City
owns 84 percent of the total housing stock: 26 dwelling units,
18 of which are single family dwellings and one of which is an
8- unit apartment building. The City rents most of these units
to public safety personnel, such as fire, police, street
maintenance, and utility operators, to ensure the availability of
such personnel in case of emergency.
Vernon General Plan
Housing Element
Housing Element - 8
Table H- 3
Units in Structure/ Housing Tenure 2005
Total
Owner
Occupied
Renter
Occupied
Vacant
Units
Total Housing Units 31 3 25 3
Detached Single- Family 19 1 15 3
Attached 2 1 1 0
Duplex 2 1 1 0
Apartments 8 0 8 0
Mobile Home 0 0 0 0
Source: City of Vernon, Community Services Department: Letter to State
Department of Finance
Housing Condition
Given the limited housing stock in Vernon, City staff are able
to assess housing conditions on an ongoing basis. Although
the housing stock is older ( largely built before 1950), City staff
have determined that all 31 units, or 100% of the housing
stock, is well maintained and in good condition. One unit,
which had fallen into disrepair, was demolished by its owner
in 1992. A major reason for the unusually good quality of
housing conditions in Vernon is the City’s ownership of 84
percent of the housing stock, and its responsibility for
maintaining these units. As needed, the City performs any
required repairs and upgrades. The great demand for
industrial space in the City means that unnecessary or poorly
maintained units are unlikely to remain unless acquired by the
City.
Vernon General Plan
Housing Element
Housing Element - 9
Housing Affordability
Because the City’s resident population is so small, its
household needs are negligible when traditional needs
analysis methods are applied. According to HUD’s 2000
CHAS Data, one- quarter of the households in Vernon earned
low ( 80 percent MFI) incomes in comparison to Los Angeles
County median household income of $ 51,300 for the same
period. However, due to the fact that the City owns and rents
most of the housing at unusually low monthly rents, housing
overpayment is virtually non- existent. City- owned
apartments and houses rent at the following levels:
1 bedroom apartment $ 147
2 bedroom apartment $ 173
2 bedroom house $ 205
3 bedroom house $ 236
3 bedroom house $ 367 ( in Huntington Park)
These rental rates are well below the maximum affordable
rents for very low income ( 50% MFI) households established
by HUD for assisted housing in Los Angeles County,
summarized in Table H- 4. Using State and Federal standards
for housing overpayment of more than 30 percent of gross
monthly income, the 2000 Census and HUD document that
none of the City’s low income households are facing housing
overpayment.
Table H- 4
Los Angeles County Income and Rent Limits
for Assisted Housing 2005
Family Size
Very Low
Income
50% MFI
Low Income
80% MFI
Moderate
Income
120% MFI
Occupancy Income Limits
Small family ( 3 persons) $ 29,500 $ 47,150 $ 59,500
Large Family ( 5 persons) $ 33,350 $ 56,600 $ 71,400
Maximum Rent
Small family ( 3 persons) $ 620 $ 744 $ 1,364
Large Family ( 5 persons) $ 743 $ 892 $ 1,636
Notes: MFI- Median Family Income. 2005 Los Angeles County MFI for family of
four - $ 55,100.
Vernon General Plan
Housing Element
Housing Element - 10
Certain segments of the population may have a more difficult
time finding decent, affordable housing due to special
circumstances. The Housing Element is required to evaluate
the following special needs households: elderly, handicapped
persons, large families, female- headed households and the
homeless. Due to the small size of the City’s total resident
population, the magnitude of households in Vernon with
special needs is very small.
Special Needs Groups
Elderly
The special needs of many elderly households result from
their lower, fixed incomes, physical disabilities, and
dependence needs. The City estimates that five residents in
Vernon are age 65 and above, representing a nominal five
percent of the population. The proportion of elderly persons in
Vernon is likely to remain low as the majority of the City’s
limited housing stock is occupied by working- age, public
safety personnel.
Handicapped
The City estimates that two persons living in Vernon have
disabilities that would likely affect their housing needs. The
City’s heavily industrial environment presents added
constraints to the handicapped. Large volumes of street and
rail traffic, and delays caused by trains and parked trucks
additionally limit the maneuverability of handicapped
individuals. In order to address the needs of its handicapped
residents and employees, the City enforces requirements for
handicapped accessibility in new construction, and has
undertaken a program to install curb ramps for wheelchairs.
The City will continue in its efforts to provide equal access to
jobs and public facilities for the handicapped.
Large Families/ Overcrowding
Large families are identified as a group with special housing
needs based on the limited availability of adequately sized,
affordable housing units. Large households are often of lower
income, often resulting in the overcrowding of smaller
dwelling units and in turn accelerating unit deterioration. The
2000 Census identifies ten households as having five or more
members, representing 40 percent of all households. The
City’s industrial character presents similar disadvantages for
families with children as it does for the handicapped. Access
to residential services, such as education, recreation and local
Vernon General Plan
Housing Element
Housing Element - 11
retail goods and services, is along roadways with high levels
of truck traffic, railroad crossings and loading activities. These
conditions make pedestrian access to residential service
facilities difficult and unsafe, particularly for children.
In terms of household overcrowding ( defined as greater than
1.01 persons per room), the 2000 Census identifies only one
overcrowded unit in Vernon. Household overcrowding is not
a significant issue in Vernon, due in large part to the City
ownership of the majority of the housing stock.
Female- Headed Households
Female- headed households tend to have low incomes, thus
limiting housing availability for this group. The 2000 Census
identifies three female- headed households in Vernon,
representing 12 percent of all households. The housing needs
of female- headed households of lower income can be
addressed through the continued provision of affordable
housing.
Homeless
Throughout the country, homelessness has become an
increasing problem. Factors contributing to the rise in
homelessness include the general lack of housing affordable to
low and moderate- income persons, increases in the number of
persons whose incomes fall below the poverty level,
reductions in public subsidy to the poor, and the
deinstitutionalization of the mentally ill. City records indicate
that there are few homeless persons or families in Vernon.
This is likely due to the City’s industrial environment, and its
lack of social and residential services.
Because there are few homeless in Vernon, the development of
a separate emergency shelter is not warranted. If necessary,
the City can address the needs of homeless in the area by
supporting nearby shelters such as the Salvation Army Shelter
located in the adjacent City of Bell. In addition, a large
number of facilities for homeless individuals and families are
located within a five- mile radius of the City.
The Salvation Army Bell Shelter is a regional emergency
shelter offering emergency and transitional care for up to 340
homeless adults, including 154 in the shelter, 128 in the drug
and alcohol program, and 49 in longer term transitional
housing. In addition to a place to stay, the Bell Shelter
provides case management; substance abuse rehabilitation;
individual and group therapy/ counseling; on- site health care,
Vernon General Plan
Housing Element
Housing Element - 12
medical referrals and HIV/ AIDS education; job training; on-site
adult education classes and life skills classes.
Future Housing Needs
State law requires jurisdictions to provide for their fair share
of regional housing needs. The Southern California
Association of Governments ( SCAG) determines the projected
housing needs for Southern California jurisdictions. Future
housing needs reflect the number of new units needed in a
jurisdiction ( future demand), plus an adequate supply of
vacant housing to assure mobility and new units to replace
losses. These needs were forecast by the 2000- 2005 Regional
Housing Needs Assessment ( RHNA), which considered on a
regional and local level: market demand for housing,
employment opportunities, availability of suitable sites and
public facilities, commuting patterns, type and tenure of
housing need, and housing needs of farm workers. In
November, 2000, SCAG adopted the final 2000- 20051 RHNA
which included a future housing need of zero ( 0) in the City of
Vernon, consistent with the City’s RHNA allocation for the
1989- 1994 period. Future housing growth has been deemed
inappropriate in Vernon due to the City’s pervasive industrial
environment and land use incompatibilities related to
hazardous materials, background contamination, noxious
odors, noise pollution, and truck and railroad traffic.
While the City’s environmental conditions have precluded
requirements for future housing development in Vernon, the
City will accommodate residential development to the extent
necessary to support public safety personnel. Major
environmental constraints preclude other types of housing.
Energy and Water Conservation
Compared with Vernon’s energy- intensive industries, housing
consumes only a small proportion of the City’s total energy
consumption. The City utilizes Title 24 energy standards for
residential construction to minimize energy consumption.
Necessary sound insulation on residential units also results in
effective heat insulation, thus reducing energy usage. Power
is provided by the City through its electric system. The
Southern California Gas Company provides fuel for most
heating needs, and offers programs for water heater
insulation, attic insulation, and water flow limiting devices.
City water is provided to all dwelling units either from
ground water or by import from the Metropolitan Water
District. Compared to the City’s large industrial users,
Vernon General Plan
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Housing Element - 13
residential water use is minimal, and no special conservation
steps have been deemed necessary.
2.2 Constraints on Housing Development
Governmental Constraints
Future housing growth has been deemed inappropriate in
Vernon due to the City’s pervasive industrial environment,
and land use incompatibilities related to hazardous materials
storage and processing, background contamination, noxious
odors, noise pollution, and truck and railroad traffic. The
City’s zoning ordinance, therefore, does not allow for new
residential housing, except to the extent necessary to house
City public safety personnel. These provisions are consistent
with health and safety codes that limit housing location or
siting due to the heavy industrial nature of the City.
Due to the environmental factors affecting any future
residential development, the City has determined that limiting
the number of building permits that may be issued for
residential construction to zero is necessary for the protection
of the public health, safety, and welfare of the residents of the
City, unless there is a particular need to house safety
personnel for the City. If any permits are issued for new
residences ( which would be only for the purpose of housing
City safety personnel), the City proposes limiting new
attached and detached residential units to the Commercial-
Industrial ( C- M) 2 zone. According to the City’s Land Use
Element, approximately 162 net acres are designated C- M,
extending the length of the Santa Fe Avenue corridor through
the City. This corridor is characterized by businesses which
serve industrial uses and their employees; i. e. banks,
restaurants, convenience stores and light industry. Industrial
and manufacturing uses are also present, however, heavy
industrial uses including hazardous waste processors, trash-to-
energy facilities, waste transfer stations, transportation-related
uses and refineries are not permitted.
Residential dwelling unit standards for new single family
detached units in the C- M zone include: 5,000 square foot
minimum lot size, 10 foot front yard and 5 foot side and rear
yard setbacks, maximum two stories or 35 feet in height, and a
one- car garage minimum per dwelling unit. Standards for
new multiple- family units include: minimum 4,000 square foot
lot size per dwelling, 5 foot front, side and rear yard setbacks,
maximum three stories or 45 feet in height, and at least one
garage space per dwelling unit plus additional parking at one
Vernon General Plan
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Housing Element - 14
space for each two units. Residential uses are required to be
equipped with air conditioning, approved air and water
filtration systems, and sound insulation to protect residents
from exposure to adverse environmental conditions.
While Vernon fully intends to retain its industrial focus, it
specifically permits continuation of the limited residential uses
currently existing in the City, including renovation,
restoration, maintenance and repair of those existing
residences, and possible limited new residences solely for City
public health and safety personnel.
The City’s permit processing fees and procedures do not
unreasonably constrain residential development. Fees are
comparable to those within the region, and have been set at a
level necessary to cover the costs to the City.
Non- governmental Constraints to Housing
In Vernon, there is virtually no land available which would be
suitable for the development of housing. Although the
Housing Element inventory of vacant and underutilized sites
identifies ten potential sites, serious environmental conditions
render these sites unsuitable for residential development.
These sites are discussed in detail in Section 2.3.
Environmental factors affecting potential residential
development are related to hazardous materials storage and
processing, background contamination, noxious odors, noise
pollution, and truck and railroad traffic generated by the
City’s pervasive industrial land uses. Inadequate access to
residential services is an additional constraint to residential
development in the City. These factors which tend to preclude
the use of land for residential purposes in Vernon must be
considered in establishing where housing might be located in
the City.
Hazardous Materials
With a history as an industrial City, Vernon’s heavy and
prolonged industrial use is reflected in the following
conditions ( refer to Figures H- 2 and H- 3):
􀂃 A high concentration of both underground ( 38 facilities
with 82 underground storage tanks) and above ground
hazardous material storage tanks throughout the City.
Vernon General Plan
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Housing Element - 15
􀂃 Within the City, 571 business handle/ store hazardous
materials. 37 of these businesses handle high levels of
extremely dangerous materials regulated by the State.
􀂃 Numerous underground pipelines throughout the
City, many carrying potentially explosive materials.
􀂃 Residual soil contamination resulting from prior
manufacturing activities on the sites and from
previously abandoned chemical waste, open disposal
pits, aeration ponds, landfills or petroleum related
activities. ( A high lead content in the soil is common.)
Twenty sites are on the State hazardous waste
Superfund List, with one additional site on the Federal
hazardous waste Superfund List.
􀂃 Approximately 130 miles of railroad track historically
treated with herbicides for weed control. Right- of
ways show patterns of contamination from spilling,
overfilling or transfer of chemicals.
􀂃 Four California EPA- permitted hazardous waste
treatment, storage and disposal facilities.
􀂃 Ten closed landfill sites.
Overfilling storage tanks, leaking pipes and leaking tanks
have resulted in residual soil contamination in Vernon.
Sixteen sites have been declared Proposition 65 sites
( determined by laboratory tests to have excessive carcinogenic
or teratogenic chemical contamination). Remediation plans
are required to decontaminate the soil.
Due to high background and other petroleum contamination
and lack of feasible clean- up options, several sites were
remediated with covenants being recorded to advise future
purchasers of the presence of contamination. Due to public
health concerns, these sites would be unsuitable for future
sensitive land uses such as housing.
There is significant potential for chemical spills or accidents
due to the high concentration of underground storage tanks in
Vernon. The City’s Underground Tank Program has resulted
in the removal of over 1,000 tanks. Additionally, where
structures were threatened by tank removal, numerous
underground tanks were abandoned in place.
Vernon General Plan
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Housing Element - 16
Another component of hazardous materials control in Vernon
is the “ right to know” program. All businesses in the City are
required to submit inventories of all hazardous materials used
or stored. The City currently has 571 businesses that handle or
store hazardous materials. Class C businesses with very high
maximum daily volumes ( 2,001 to 1,000,000 pounds) are the
most prevalent, and are located throughout the City. The risk
of upset from businesses handling such high volumes of
chemicals, many of which are toxic, is a factor that must be
considered in land use planning.
If high levels of certain highly toxic chemicals are present in a
business’ hazardous materials inventory, these businesses are
further regulated through the California Accidental Release
Prevention Program ( CALARP). Such businesses are required
to provide the City’s Environmental Health Department with
a CALARP report detailing how they plan to prevent the
release of such chemicals, as well as presenting a plan for
clean- up and notification if there were an accidental release.
Such regulated chemicals include ammonia and chlorine gas
and could impact a large geographic area if released. As
illustrated in Figure H- 2, Vernon currently has 37 businesses
regulated under CALARP.
The locations of businesses throughout the community with
underground storage tanks and/ or use or storage of chemical
materials indicate that the entire City is subject to chemical
spills or accidents, thereby illustrating its inappropriateness
for future residential development.
In summary, Vernon’s prolonged history as an industrial City
has resulted in significant background contamination.
Industries that store or use hazardous materials are pervasive
throughout the City. These conditions make Vernon a highly
unsuitable environment for sensitive